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Home My WebLink AboutCommentsR~cE'~D ADA COUNTY HIGHWAY DISTRICT SEP 2 4 1998 Planning and Development Division 4.35 P.~1. Development Application Report CITY OF MERIDIAN MCU-17-98 Meridian Family Center SEC Fairview Avenue & Eagle Road The applicant is requesting conditional use approval for an 848,000-square foot retail shopping center. The 74.74-acre site is located on the southeast corner of Eagle Road and Fairview Avenue in Meridian. This development is estimated to generate 26,950-additional vehicle trips per day upon full occupancy based on the Institute of Transportation Engineers Trip Generation manual and the submitted traffic study. 619,868-square feet are proposed to be developed in the first phase of the project. The Commission previously reviewed and conceptually approved this project as part of the Crossroads Subdivision in 1995. In the original review, only the residential component was approved. The District required a traffic analysis and conceptual review of the entire site (e.g. the commercial and residential components), because of the concern for traffic volumes and operations. The residential component was approved by the District and the subdivision is in the final stages of construction. The current site plan is similar to the original concept plan, but with more detail provided regarding building size, driveway locations and parking detail. Roads impacted by this development: Eagle Road Fairview Avenue Pine Avenue Records Drive Presidential Drive ACHD Commission Date -September 23, 1998 - 7:00 p.m. Special Meridian Planning and Zoning Commission Meeting -September 24, 1998 - 6:30 p.m. Z .,~,.,e,_.. .nw„ :'ou ool a1o0 (u~6f~s~s(0~~~opa / „ , 6u~uw10 ouW ainlaal!W~o ~~' DOOlV1lUl OHb01 'Nt1101a3W 1`d 2i31N3~ ,lllWy.~ 3H1 ~~~~`-~'->~~ I ~ I I' I 7-'------'----- -~--r+- I uuuuuuM l1wll~uuw~ef _ I I~ 1 ' mrmmrrri Y I o` o; o I I ~ __ I ~ ~A ~ITI7iiiTliRiRTfi °~ I~ ____°y' 1 1' I ~___ , ~ ; ,~ I 1 I ~ IHftHlfffHfHtq (~ff}{fffffHlfNfff44HfNH L-- ° _- e ! ~~~ i --- W IaE ~}~{}}~}~ I o i~ ~~ ~ o ~~ , ~- QHff4ffHfffHfRlfflfff~ ~ o ~ ~~ ~ o o ~~{{~{~ '~~~~~ I Iiiliiil ~~ M p ti a • f1111111111111I11111111111M ~~ C ~: }-K o ~~ ~~ ~~~ 3 ~3 u S ~~ ~~ ° l z o Q .,~ ~ ~ ~ _ ~~C {{ ~~ ~ ~ k . §^ ~E , ~ s ! - ? ~ Lf ~e x a a a ~ ~ ~ . ~ _ ~ _ A = ~ ~~ ~~ ~ x 7 " a -B ~' ~ ~ ! 9 ~G i= ~ R a 3 w U~ ~ ~ ~ ` ~ pp ~ai ~ ~~ ~~ ~1 ~` ~ a„ 1 ~~ g ~g ~ ~ ~ - ? ~ 7p t 7 5 4 e ~. ~U ~~.1 :. ~ _ ~~ ./ o __ o OHfHfHf~HfHHfNHHfNHfHf~ r ~>< __ ~ % ~~~ ~ W~ I t ~ ONffffNfH4Hf~HIfHfH~f~ 7~ U1n1TIiIiTIRIIiiiITlTtmTA na ~n7 nk ^~ «~ n ~ a'* M ~ 1Q y, 1R ~ _ _ ~~ ----------------- ~ i v H~,aoN "I C <~ dd ~ s x _ ~-~~~~ ~~ ~~_~ ~~ /~, ~~ Facts and Findings: A. Generallnformation 1. General Data Owner - - Developers Diversified Realty Corporation Applicant - Developers Diversified Realty Corporation care of the Dakota Company Inc. I-L - Existing zoning I-L - Requested zoning 74.74 - Acres 2 - Proposed building lots 0 - Proposed dwelling units 848,000 - Total square feet of proposed building 0 - Square feet of existing building 1,000± - Total lineal feet of proposed public streets 145- Traffic Analysis Zone (TAZ) West Ada - Impact Fee Benefit Zone Western Cities -Impact Fee Assessment District 2. Effected Streets Eagle Road ( tate Highway 55 Principal arterial Traffic count 27,564 on 10/97, peak hour count on 9/8/98 = 2801 vph s/o Fairview Avenue 2,600-feet of frontage 140-feet existing right-of-way (70-feet from section line) Comply with ITD requirements Eagle Road is improved with a 78 feet of pavement with five travel lanes and no curb, gutter or sidewalk. Eagle Road is State Highway 55 and is under the jurisdiction of the Idaho Transportation Department (ITD) Fairview Avenue Principal arterial Traffic count 21,900 on 10/97, peak hour count on 9/8/98 = 2026 vph e/o Eagle Road 2,600-feet of frontage 100 to 108-feet existing right-of-way (50 to 54-feet from section line) 120 to 132-feet required right-of-way (60 to 66-feet from section line) Fairview Avenue is improved with a 68 feet of pavement with five travel lanes and no curb, gutter or sidewalk. Pine Avenue Collector street with bike lane designation No traffic count available (this roadway segment is not open) 650-feet of frontage 0-feet existing right-of-way 90 to 96-feet required right-of-way (45 to 48-feet from mid-section line) The right-of-way for this segment of Pine Avenue has not been dedicated nor has it been constructed. Construction of this segment of Pine Avenue between Eagle Road and MCU 1798.COM Page 2 Cloverdale Road is included in the current Five Year Work Program, to be completed in FY 2002. Continued and extensive development within the area may accelerate the need for this segment of Pine Avenue. Presidential Drive Local commercial street with no bike lane designation Traffic count-1,178 on 12/4/96 700-feet of frontage 69-feet existing right-of-way (34.5-feet from centerline) No additional right-of-way required Presidential Drive is constructed as two 14-foot roadways separated by a 14-foot median island. The roadway has curb, gutter and sidewalk on both sides of the street. This roadway segment was platted and constructed as part of the Crossroads Subdivision. Records Drive Local commercial street with no bike lane designation Traffic count not available 800-feet of frontage No existing right-of-way 60 to 76-feet required right-of-way (30 to 38-feet from the future centerline) Records Drive has not yet been constructed between Fairview Avenue and the Crossroads Subdivision. A paved, but temporary access has been constructed as a secondary access to the residential development. This access is temporary until the current application constructs the final segment. 3. Application Chronology: June 22, 1998 -Traffic Impact Study (TIS) received. June 28 -District staff met with developer's traffic engineer. June 29 -Application referred from Meridian. July 8 - ITD requests additional traffic analysis from traffic engineer. July 9 -ACHD staff requests additional traffic analysis from traffic engineer. July 25 -Supplemental TIS received by ACRD staff. August 2 -District staff requests more in-depth analysis of selected data from traffic engineer. August 5 -Second supplemental TIS received by ACRD staff. August 7 -ACHD contracts with a separate traffic consultant to conduct an independent review of the development and staffs conclusions. August 11 -Meridian Planning and Zoning Commission public hearing. District staff requests deferral for completion of District findings and action. August 20 -Second traffic consultant's report received by ACHD. August 21 -ACHD in-house technical review meeting with developer and his engineer. August 28 -ACHD staff met with developer and his traffic engineer to discuss staff comments. September 4 -Second in-house technical review meeting, discussed preliminary staff report. September 8 -Meridian Planning and Zoning Commission met and deferred application to September 24 to review ACHD Commission action and findings of noise consultant required by Planning and Zoning Commission. September 16 -ACHD staff DRAFT report completed and delivered to Commission, the applicant and the public. September 23 -Application acted on by the ACRD Commission. MCU 1798.COM Page 3 B. Utility street cuts in new pavement less than five years old are not allowed unless approved in writing by the District. Contact Construction Services at 387-6280 (with file numbers) for details. C. Eagle Road (State Highway 55) is under the jurisdiction of Idaho Transportation Department (ITD). Application materials should be submitted to ITD for review and requirements of that Department and the applicant should submit to the District a letter from ITD regarding said requirements prior to District approval of the final plat or issuance of a building permit (or other required permits), whichever occurs first. The applicant may contact District III Traffic Engineer Lance Johnson at 334-8340. D. Eagle Road traffic volumes have increased an average of 16% over the last seven years. Traffic has increased an average of 20% over the last four years. The APA model assumes a 4% annual growth rate until the Year 2015. While it is unlikely that the 20% growth rate will be maintained, the APA forecast is likely low, based on observed development rates and counts. E. District staff requested an extensive traffic impact study summary for this project because: 1. the proposed development exceeded the District's threshold for commercial developments, 2. concern about the impact of the development on traffic accessibility to Eagle Road and Fairview Avenue, and 3. concern about the operation of the Eagle/Fairview intersection. F. ACHD staff and Idaho Transportation Department (ITD) staff reviewed the submitted DRAFT traffic analysis prepared by Dobie Engineering Inc. Both agencies responded with lengthy review letters and requests for additional data. An addendum was submitted by the applicant's consultant. Both ITD and ACHD staffs reviewed the addendum and requested more in-depth analysis by a second set of review letters. A second addendum was submitted by the applicant's consultant. Evaluation of the traffic analysis summary and supplemental field analysis by staff provided the following information: 1. The proposed project is estimated to generate 26,950 total daily vehicle trips. The actual additional traffic volume added to the street system is approximately 20,000 daily vehicle trips because of passby trips already on the adjacent roadways. 2. The proposed project is estimated to generate 2,570 total peak hour vehicle trips., adding approximately 1,750 to 2,020 peak hour vehicle trips to the external trip network because of passby trips already on the adjacent roadways. 3. The anticipated 2,570 peak hour vehicle trips are the result a trip rate of 3.03 peak hour vehicle trips per 1,000 square feet of floor area. This number is in compliance with the data provided by the Institute of Transportation Engineers (ITE). District staff completed peak hour traffic counts at two smaller local shopping centers. The observed numbers matched the ITE data for a similar sized shopping center. Staff therefore accepts the submitted figures for peak hour trip generation. 4. The project site was originally reviewed as a retail center site in 1995 as part of the Crossroad Subdivision Traffic Analysis. The residential component of this site was approved and is currently under construction. The current forecast trip generation from the commercial component of this site is consistent with the assumptions from the original (1995) study. 5. The submitted site plan shows several driveways on Pine Avenue, Eagle Road and Fairview Avenue. 6. Pine Avenue is a designated collector road. There is no right-of-way east of Eagle Road. A portion of the Pine Avenue roadway has been constructed and dedicated MCU 1798.COM Page 4 west of Eagle Road. The submitted traffic analysis assumed that the Pine/Eagle intersection will be signalized. 7. Presidential Drive is a public street and designated as a local road. The analysis assumed that the Presidential/Eagle intersection will be STOP controlled on the Presidential Drive approach. 8. Florence Street is a local public street west of Eagle Road. The applicant is proposing to construct a private driveway into the development opposite Florence Street. 9. Eagle Road is an access controlled roadway under the jurisdiction of ITD. Two access points were deeded to this parcel by ITD. The applicant is proposing three access points (including Pine Avenue). Presidential Drive is the only access point which has been constructed at this time. 10. Pine Avenue is a future public roadway. It is scheduled for construction between Eagle and Cloverdale Road in FY 2000. ACRD has already obtained an access permit from ITD to construct the Pine Avenue intersection with Eagle Road. 11. Records Drive is currently a private street from Fairview Avenue to the Crossroads Subdivision but will be dedicated as a public street and designated as a local commercial road with this application. The analysis assumed that the Records/Fairview intersection will be signal controlled. 12. In addition to Records Drive, there are four other proposed driveways on Fairview Avenue. The western-most driveway (Driveway A on the attached map) is proposed for right-on/right-out operation. The other three driveways meet District policy for full access operation. Current District policy allows a maximum of three access points for one frontage. Staff supports a variance to allow the fourth driveway (and a public street) because of the great length of frontage (one-half mile) and the high volume of traffic to be accommodated. 13. Both Eagle Road and Fairview Avenue are principal arterials. As such, Level of Service (LOS) E is an acceptable condition for the intersections on both roadways. 14. Both Eagle Road and Fairview Avenue are five lane facilities abutting the project site with free right-turn lanes on all legs of the intersection. 15. The Eagle Road Access Study (1997) recommends allowing only two access points to Eagle Road between Pine Avenue and Fairview Avenue. These two access points would be restricted to right-in/right-out operation as Eagle Road traffic volumes increased and would be eliminated entirely in future stages of the plan's implementation for Eagle Road. 16. The Eagle Road Access Study recommended a future grade separated interchange for the Eagle/Fairview intersection. 17. The current APA model assumes an average annual increase of traffic on Eagle Road of 4%. The observed traffic increases have averaged 20% per year over the last four years. 18. The Eagle/Fairview intersection currently operates at LOS D. 19. The Eagle/Fairview intersection will operate at LOS F with the existing geometry and the existing plus project traffic volumes. The intersection can be made to operate at an acceptable LOS E condition with the provisions of dual left turn lanes and free right turn lanes on all approaches. This change will require moving at least two signal poles and adding pavement as well as restriping. The signals currently provide pedestrian actuated movement across Fairview Avenue and Eagle Road, and this provision for pedestrians must be maintained after any modifications to the intersection. 20. The Eagle/Pine intersection will operate at LOS E with the `existing plus project" traffic volumes. The intersection will require dual left turn lanes on all approaches. 21. The Fairview/Records intersection will operate at LOS E with the existing plus project traffic volumes. The intersection will require signalization and dual left turn lanes on all approaches in order to maintain a good LOS. Staff recommends that two northbound left-turn lanes be constructed on-site by the developer, with a signal installed MCU 1798.COM Page 5 appropriately to accommodate future dual left-turn lanes on Fairview Avenue to be constructed by the District when needed. 22. The remaining, unsignalized, full access site driveways will operate similar to right- in/right-out facilities. The through traffic volumes on both streets are so high that there will be few opportunities for left-turns at any of the non-signalized intersections. These driveways will operate at an acceptable LOS E or better for outbound left turns and inbound left turns ~ if the signalized intersections are constructed as shown above. The demand for left turns at the unsignalized intersections far exceeds the available capacity. These intersections only function acceptably because the excess traffic can be diverted to a signalized intersections at Pine Avenue and Records Drive. This condition is caused by a combination of high traffic volumes on the arterial streets and at the site driveways. 23. Due to the high traffic volumes on both Eagle Road and Fairview Avenue, the remaining, unsignalized, full access site driveways will operate at an acceptable LOS E or better for outbound right turns and inbound left turns if the signalized intersections are constructed as shown above. G. ACHD contracted with EARTH•TECH Engineering Inc. to perform a third parry review of the development. This second consultant's review produced essentially the same information as the first analysis with two noted points of difference: EARTH•TECH had a less optimistic view of the future traffic volumes on Eagle Road. They were less comfortable with APA's forecast of 4% annual growth and used recent traffic volumes to forecast higher future volumes on Eagle Road. The result of this assumption is that the roadway intersections will be completely overwhelmed with traffic from this project and the background traffic volumes. 2. EARTH•TECH also had a less optimistic view of the site's customers traveling to the nearest signalized intersections. They assumed that more drivers would wait for traffic at the nearer unsignalized intersections. The result of this assumption is that the unsignalized intersections will be completely overwhelmed with traffic from this site, functioning at unacceptable levels of service. H. The preceding analyses identified the following public street improvements needed to accommodate the additional traffic created by this project and the normal growth of background traffic: 1. Construct dual left-turn lanes and free right-turn lanes on all four approaches of the Eagle/Fairview intersection and modify the signal configuration to accommodate the additional lanes. 2. Construct a traffic signal at the Fairview Avenue/Records Drive intersection. Locate the signals to accommodate future dual left-turn lanes on Fairview Avenue. 3. Construct dual northbound left turn lanes on Records Drive at the Fairview Avenue intersection. 4. Construct a traffic signal at the Eagle Road/Pine Avenue intersection. 5. Construct dual southbound left turn lanes on Eagle Road at the Pine Avenue intersection. 6. Construct dual westbound left turn lanes on Pine Avenue at the Eagle Road intersection. 7. Construct Pine Avenue from Eagle Road east to the eastern property line of this project. Two lanes are needed from the western driveway to the eastern property line. Four lanes are needed from the western driveway to the western property line. 8. Construct deceleration lanes at all intersections on Eagle road abutting the site. MCU 1798.COM Page 6 9. Construct curb, gutter and an eastbound lane to Fairview from a point 500-feet west of Eagle Road to the eastern boundary of the site. Depending upon the magnitude and direction of project development, staff has determined that it is possible to implement the needed improvements in phases. All of these improvements are not needed at the start of development. The following table identifies the threshold level of development at which each improvement is needed. THRESHOLD VALUES FOR SITE SPECIFIC IMPROVEMENTS Needed Improvement Threshold Value at Which Improvement is Required 1. Dual left-turn lanes and Needed after 450,000 GSF of buildings are right-turn lanes at constructed. Eagle/Fairview 2. Signal at Records/Fairview Needed at start of development north of Florence Street. 3. Dual left-turn lanes at Needed at start of development north of Florence Fairview/Records (on Records) Street. Developer required to dedicate 6-feet of right-of-way within 500-feet of Records intersection for future addition of dual left-turn lanes on Fairview by ACHD or others. 4. Signal at Eagle/Pine Needed at start of development south of Presidential Drive. 5. Dual left-turn lanes on Needed at start of development south of Presidential Eagle at Eagle/Pine Drive. 6. Dual left-turn lanes on Pine Needed at start of development south of Presidential at Eagle/Pine Drive. 7. Construct Pine east of Needed at start of development south o~Presidential Eagle Drive. 8. Construct deceleration Needed at start of development. lanes at the Eagle Road accesses 9. Construct third eastbound Needed after 450,000 GSF of buildings are lane on Fairview west and constructed. east of Eagle J. Fairview Avenue and Pine Avenue are ACRD classified roadways and, as such, would be eligible for the use of impact fee revenue to increase their capacity, if such improvement is included in the Capital Improvements Plan (CIP) and the Five Year Work Program (FYWP). Idaho Code also allows the use of road impact fee revenue on State Highways, such as Eagle Road for capacity enhancement. Only one of the improvements recommended by the traffic impact study, the Eagle/Pine signal, is included in the FYWP. Some of the recommended improvements will be necessary in the future to accommodate traffic growth without the traffic that will be generated by this proposal, and the District would be constructing those MCU1798.COM Page 7 improvements at the appropriate time, partially funded from impact fee revenue. The large volume that will be generated by the proposed development accelerates the need for those improvements. Staff has evaluated the relative benefits that will be realized by the .general traveling public from the various recommended improvements and suggests that they be considered in two categories, system improvements and site related improvements as follows: ~ . S~Gtem Improv ments are capital improvements other than asite-related improvement which is a public facility and is designed to provide service to the community at large. The costs of these improvements would be offset from the Road Impact Fees for the project: a. Construct dual left turn lanes on the Fairview Avenue legs of the Eagle/Fairview intersection. b. Construct curb, gutter and an eastbound lane from 500-feet west (the end of existing improvements) of the Eagle Road intersection to the Eagle Road/Fairview Avenue intersection. c. Dedicate sufficient additional right-of-way to total 66-feet from centerline of Fairview Avenue from the intersection with Eagle Road for a distance of 650- feet east of the intersection, then taper to 60-feet from centerline in 200-feet, and continue 60-feet of right-of-way to the east boundary of the development. 2. Site-related im{~rnvements are capital improvements or right-of-way dedication for direct access to and/or within the proposed project or development. The costs of these improvements must be borne by the developer of the project: a. Construct dual northbound left turn lanes on Eagle Road at the Fairview Avenue intersection. b. Construct a traffic signal at the Fairview/Records intersection. c. Construct dual northbound left turn lanes on Records Drive at the Fairview Avenue intersection. d. Construct a traffic signal at the Eagle Road/Pine Avenue intersection -the District should provide the materials, and the developer should install the signal. This is a partnering with g, below. Part of the expense of the road construction is the District's responsibility because it will be slightly more than the development actually requires. The provision of the signal equipment by the District will balance that expense. The signal will include provision for Opticom equipment. e. Construct dual southbound left turn lanes on Eagle Road and matching shadow striping or median at the Pine Avenue intersection. f. Construct dual westbound left turn lanes on Pine Avenue at the Eagle Road intersection. g. Construct Pine Avenue from Eagle Road east to the eastern property line of this project. The street section will consist of four lanes at Eagle Road east to the full access driveway into the retail center. From that point east to the property line, the street section will consist of 28-feet of pavement with two 3-foot wide unpaved shoulders. See d. above. h. Construct deceleration lanes at alt intersections on Eagle Road. i. Construct an eastbound lane on Fairview from the Eagle Road intersection to the east property line of the development to create one half of an 89-foot street section. The District prefers to defer the construction of curbs along the frontage of this site and use roadside swales to control runoff from Fairview Avenue and Eagle Road, similar to the system constructed by ITD in connection with the Eagle Road construction from Fairview Avenue to S. H. Highway 44. MCU 1798.COM Page 8 The developer should be required to integrate adequate drainage swales alongside Eagle Road and Fairview Avenue into the landscaping scheme for the development. Coordinate the design of the drainage swale and sidewalk with District staff. If ITD objects to the use of a drainage swale along Eagle Road, staff will reconsider this recommendation. j. Construct dual westbound left-turn lanes on Pine Avenue at the Eagle Road -intersection. k. Construct afive-foot sidewalk on Fairview Avenue abutting the site. I. Construct afive-foot sidewalk on Eagle Road abutting the site. m. Construct five-foot sidewalks (both sides) on Records Drive abutting the site. n. Dedicate 76-feet of right-of-way for Records Drive from Fairview Avenue to a point 300-feet south of Fairview Avenue through the parcel by means of recordation of a final subdivision plat or execution of a warranty deed prior to issuance of a building permit (or other required permits), whichever occurs first. o. Dedicate 60-feet of right-of-way for Records Drive from a point 300-feet south of Fairview Avenue to the south boundary of the parcel by means of recordation of a final subdivision plat or execution of a warranty deed prior to issuance of a building permit (or other required permits), whichever occurs first. K. ACHD's Park & Ride Division Staff has indicated the need for a Park & Ride location at the applicant's site. The District requests that applicant grant the District an easement fora 10 to 12-space Park & Ride area at this site. Commuteride staff will contact the applicant to coordinate the location of the Park & Ride area. L. In order to reduce trips to and from this development it is recommended that Tenants occupying the proposed building be required to provide an Alternative Transportation Program for employees and provide an annual report to ACRD on employee participation. Commuteride staff will coordinate the Alternative Transportation Program with the applicant. For more information contact Pat Nelson at 387-6160 for further information. M. In order to reduce trips to and from this development, it is recommended that the tenants occupying the proposed building(s) be required to participate in any Transportation Management Association (TMA) or Transportation Management Organization (TMO) that is formed with a boundary that includes this site or is adjacent to this development. A Transportation Management Association (TMA) or Transportation Management Organization (TMO) is formed with a coordinator that works as a liaison between businesses and private and public transportation providers to increase the use of alternative transportation and other trip reduction measures (shuttle buses, bus pass programs, vanpools, car pools, bicycle and walking enhancements). An annual survey will be required of the TMA/TMO to monitor participation in alternative transportation programs and forwarded to the ACRD Commuteride Office. N. District policy states that direct access to arterials and collectors is normally restricted and that the developer shall try to use combined access points. In accordance with District policy the applicant should be required to provide a recorded cross access easement for the parcel to the east to use this parcel for access to the public streets prior to issuance of a building permit (or other required permits). The District intends to require a similar agreement of the owners of the parcel to the east if they are the subject of a future development application. O. In accordance with District policy, stub streets or driveways to the undeveloped parcels abutting this site may be required upon review of a future application for this site. MCU1798.COM Page 9 P. As required by District policy, restrictions on the width, number and locations of driveways, may be placed on future development of this parcel. Q. District staff is extremely concerned with internal site access and the possible traffic conflicts within the site and on the adjacent residential subdivision. Staff believes that an improved internal site circulation system should be designed to minimize those impacts. The proposed system could include on-site travel routes parallel to Eagle Road and Fairview Avenue to improve access to the two signalized intersections of Pine Avenue/Eagle Road and Records Drive/Fairview Avenue, but should not be immediately in front of the stores. After discussing this issue with the applicant and his representative, the applicant proposed the following two modifications to the site plan to reduce the impacts on the residential streets and the access road directly in front of the stores: 1. Locate a second driveway on Pine Avenue, 175-feet east of Eagle Road, and lengthen the on-site stacking served by this driveway to a minimum of 50-feet to open up the parking area at the southwest corner of the site. This would allow the vehicles parked in this area additional access to Pine Avenue without using the drive aisle immediately in front of the stores. 2. Design additional access aisles in the northwest corner of the site to provide better access to the western driveway on Fairview Avenue. This will provide additional access to much of the parking area in this part of the site to minimize the traffic attempting to drive to the signalized intersections of Records Avenue/Fairview Avenue and Pine Avenue/Eagle Road. Staff is of the opinion that additional site plan corrections are necessary to provide adequate on-site circulation. The Institute of Transportation publication Guidelines for Planning and Designing Access Systems for Shopping Centers" states that 'a shopping center of this magnitude should be constructed with a "ring road" or frontage road near the circumference of the site to expedite the movement of on-site traffic. That consideration is especially important in this situation because of the great distances from some parts of the center to the two signalized intersections with the arterial system. Additional access aisles parallel to Fairview Avenue and Eagle Road would partially satisfy the need for a frontage or ring road. During the Commission meeting, the Commission discussed the merits of expanding the access aisle configuration to function as a continuous vehicular way from Records Drive to Pine Avenue. This way would be interrupted by crossings of the driveways into the site and Presidential Drive, but would greatly increase ease of access to the two signalized intersections serving the site (Records and Pine). The Commission agreed with staff that such opening of the access aisle was necessary and would be included as a Site Specific Requirement. R. The District completed an access control plan for the entire Eagle Road corridor in 1997. An important recommendation of that study was the proposal for a grade separated interchange at the Eagle/Fairview intersection. Although construction of the interchange is anticipated beyond the 20-year planning period, the Long Range Transportation Plan establishes the policy that the District should preserve the right-of-way now to ensure that the needed land will be available when construction begins. Therefore, the applicant should be required to dedicate or otherwise agree to not encumber sufficient land area to accommodate the proposed interchange design. The owner will be compensated for all additional right-of-way from available impact fee revenues in this benefit zone, if the owner submits a fetter of application to the impact fee administrator prior to breaking ground, in accordance with Section 15 of ACHD Ordinance #188. If the land is dedicated, the owner may enter into a license agreement with MCU 1798.COM Page 10 the District to use the preserved right-of-way until the District constructs the interchange. If another form of preservation is approved by the Commission, the developer and the District should enter into an agreement providing for the use of the right-of-way for the interchange. S. The existing transportation system will be adequate to accommodate the additional traffic generated by this proposed development only with the additional requirements outlined within this report. Tfze existing transportation system is not adequate for the anticipated traffic volumes without improvement. Recommendations: Special Recommendations to Meridian City: The Institute of Transportation publication "Guidelines for Planning and Designing Access Systems for Shopping Centers states that a shopping center of this magnitude should be constructed with a ring road or frontage road near the circumference of the site to expedite the movement of on-site traffic. That consideration is especially important in this situation because of the great distances from some parts of the center to the two signalized intersections with the arterial system. The applicant should be required to revise the site plan to provide internal site circulation equivalent to a public street system to ensure that intra-site circulation does not use the public street system to circulate through the adjacent subdivision to gain access to the signalized intersections on Eagle Road and Fairview Avenue. The on-site system should roughly parallel Fairview Avenue and Eagle Road but should not be located immediately in front of the stores. Opening of access aisles located 100-feet or more away from and parallel with Fairview Avenue and Eagle Road will fulfill this requirement. The access aisles should be as direct as possible and provide a means of driving a vehicle from Records Drive to Pine Avenue without interruption except at the major driveways into the site and at Presidential Drive. Coordinate the internal roadway design with District staff. In order to reduce trips to and from this development it is recommended that tenants occupying the proposed building consider formation of an Alternative Transportation Program. Commuteride staff will coordinate the Alternative Transportation Program with the applicant. For more information contact Mrs. Pat Nelson at 387-6160. 3. In order to reduce trips to and from this development, the tenants occupying the proposed building(s) are urged to participate in any Transportation Management Association (TMA) or Transportation Management Organization (TMO) that is formed with a boundary that includes this site or is adjacent to this development. The District would appreciate the formation of such an entity by this complex. Special Recommendations to ITD: The applicant should be required to construct the needed improvements to create dual left-turn lanes on the two Eagle Road approaches of the Eagle/Fairview intersection when the site development reaches 450,000 GSF. 2. The applicant should be required to construct the needed improvements to create dual left-turn lanes on the two Eagle Road approaches of the Eagle/Pine intersection. These improvements are not needed immediately. The noted improvement is required when the site development is MCU1798.COM Page 11 started south of Presidential Drive. The northbound left-turn lanes are not directly usable by the development. However, they may reduce congestion caused by trips to/from the development by providing for conflicting movements. 3. The applicant should be required to construct deceleration tapers at each of the driveways on Eagle Road. 4. The applicant should be required to construct right-turn lanes on all legs of the Fairview Avenue/Eagle Road intersection at the time the development reaches 450,000 GSF. 5. Prohibit any driveway access to Eagle Road north of the Florence Street intersection. The driveway will conflict with the operation of the free, northbound right-turn lane. Other than Pine Avenue, Presidential Drive and the driveway opposite Florence Street, prohibit any driveway access to Eagle Road. The following requirements are provided as conditions for approval: Site Specific Requirements: Comply with requirements of ITD for Eagle Road (State Highway 55) frontage. Submit to the District a letter from ITD regarding said requirements prior to District approval of the final plat or issuance of a building permit (or other required permits), whichever occurs first. Contact District III Traffic Engineer Lance Johnson at 334-8340. 2. Dedicate sufficient additional right-of-way to total 66-feet from centerline of Fairview Avenue from the intersection with Eagle Road for a distance of 650-feet east of the intersection, then taper to 60-feet from centerline in 200-feet, and continue 60-feet of right-of-way to the east boundary of the development (See 4. below). The right-of-way should be dedicated by means of recordation of a final subdivision plat or execution of a warranty deed prior to issuance of a building permit (or other required permits), whichever occurs first. The owner will be compensated for all right-of-way dedicated as an addition to existing right-of-way from available impact fee revenues in this benefit zone, if the owner submits a letter of application to the impact fee administrator prior to breaking ground, in accordance with Section 15 of ACRD Ordinance #188. 3. Dedicate sufficient right-of-way abutting Eagle Road for the future Eagle Road Interchange. Coordinate the right-of-way requirements with District staff. The right-of-way is generally described as being a minimum of 226-feet wide (113-feet east of centerline) from Fairview Avenue south for 600-feet. The right-of-way needs then taper to 146-feet wide (73-feet from centerline to a point 1,400-feet south of Fairview Avenue. The owner will be compensated for all right-of-way dedicated as an addition to existing right-of-way from available impact fee revenues in this benefit zone, if the owner submits a letter of application to the impact fee administrator prior to breaking ground, in accordance with Section 15 of ACRD Ordinance #188. It is understood that ITD will reimburse the District for the cost of this right-of-way acquisition. 5. Dedicate sufficient right-of-way abutting Fairview Avenue for the future Eagle Road interchange. Coordinate the right-of-way requirements with District staff. The right-of-way is generally described as being a minimum of 176-feet wide (84-feet south of centerline) from Eagle Road east for 500-feet, then tapering to 120-feet (60 from centerline) at 1,000 feet east of Eagle Road. The owner will be compensated for all right-of-way dedicated as an addition to MCU1798.COM Page 12 existing right-of-way from available impact fee revenues in this benefit zone, if the owner submits a letter of application to the impact fee administrator prior to breaking ground, in accordance with Section 15 of ACRD Ordinance #188. 6. Dedicate 76-feet of right-of-way (38-feet from the centerline) for Records Drive from Fairview Avenue to a point 300-feet south of Fairview Avenue and 60-feet of right-of-way (30-feet from centerline) forRecords Drive from that point to the south boundary of the parcel by means of recordation of a final subdivision plat or execution of a warranty deed prior to issuance of a building permit (or other required permits), whichever occurs first. The owner will not be compensated for this right-of-way because Records Drive is a local street. 7. Prior to beginning a phase of the development that exceeds 450,000 gross square feet, construct the needed improvements to create dual left-turn lanes on the two Fairview Avenue approaches of the Eagle/Fairview intersection and right-turn lanes on all legs of the intersection. The developer will be allowed to offset the cost of the two left turn lanes on the Fairview Avenue legs of the intersection from the impact fee to be collected for the development. 8. Prior to the construction of any portion of the development south of Presidential Drive, construct the needed improvements to create dual left-turn lanes on the eastern approaches of the Eagle/Pine intersection. 9. Construct afive-foot sidewalk on Fairview Avenue abutting each development phase (approximately 2,600-feet total) prior to issuance of any Certificate of Occupancy. The construction plans for the development showing the sidewalk must be approved prior to issuance of a building permit. 10. Construct afive-foot sidewalk on Eagle Road abutting each development phase (approximately 2,600-feet total) prior to issuance of any Certificate of Occupancy. The construction plans for the development showing the sidewalk must be approved prior to issuance of a building permit. 11. Prior to opening of the development, construct pavement widening on Fairview Avenue to one half of an 89-foot street section abutting the parcel (approximately 2,600-feet). The applicant will not be compensated for this construction. 12. Prior to opening of the development, construct pavement widening on Fairview Avenue to add one eastbound lane from Eagle Road to a point 500-feet west where the existing improvements end. The cost of this improvement will be offset from the road impact fee to be collected for the development. 13. Construct afive-foot sidewalk on Pine Avenue abutting each development phase (approximately 1,300-feet) prior to opening of any development south of Presidential Drive. 14. Construct the four driveways on Fairview Avenue as proposed. The driveways should be located as proposed on the site plan dated 8/3/98, prepared by Quadrant Consulting, Inc. and on file with the District: approximately 440-feet, 940-feet, 1,510-feet, and 2,480-feet east of Eagle Road respectively. a. The western driveway on Fairview Avenue (Driveway A) is to be constructed as a right- in/right-out driveway, with driveway width limited to 30-feet and a minimum storage length of 50-feet. Install a 36" by 36" high intensity STOP sign at the driveway's intersection with Fairview Avenue. Extend the existing median island in Fairview MCU 1798.COM Page 13 Avenue from its easterly terminus to a point 50-feet east of the eastern edge of driveway A and construct pavement tapers with 15-foot radii. b. The second driveway on Fairview Avenue (Driveway B) is to be constructed as a full access driveway with a width limited to 40-feet. The minimum storage length shall be 100-feet. Install a 36" by 36" high intensity STOP sign at the driveway's intersection with Fairview Avenue. Construct pavement tapers with 15-foot radii. c. The third driveway on Fairview Avenue (Driveway C) is to be constructed as a full access driveway with a driveway width limited to 40-feet. The minimum storage length shall be 100-feet. Install a 36" by 36" high intensity STOP sign at the driveway's intersection with Fairview Avenue. Construct pavement tapers with 15-foot radii. d. The fourth driveway on Fairview Avenue (Driveway D) is to be constructed as a full access driveway with a driveway width limited to 40-feet. The minimum storage length shall be 100-feet for outbound traffic and 50-feet for inbound traffic. Install a 36" by 36" high intensity STOP sign at the driveway's intersection with Fairview Avenue. Construct pavement tapers with 15-foot radii. 15. Construct Records Drive as a 65-foot street section (with curb, gutter and five-foot sidewalk) from Fairview Avenue to a point 300-feet south of Fairview Avenue. Records Drive should be located approximately 2,100-feet east of Eagle Road. Widen the approach to Fairview Avenue to provide two northbound left turn lanes and one northbound through/right-turn lane. Two southbound lanes are needed from Fairview Avenue to a point 300-feet south of Fairview. Dedicate sufficient right-of-way for the noted improvements. 16. Construct Records Drive as a 41-foot street section (with curb, gutter and five-foot sidewalk) from a point 300-feet south of Fairview Avenue to the existing stub street within the Crossroads subdivision. 17. Construct a traffic signal at the Fairview/Records intersection. Provide and install an Opticom device for emergency vehicle pre-emption of the signal to the satisfaction of ACHD and the Meridian Fire Department. Other materials for the traffic signal are to be purchased from ACHD or be demonstrated to meet ACHD specifications. The signal should be designed to allow the future construction of dual left-turn lanes on Fairview Avenue. The applicant will be responsible for the entire cost of the signal installation. Submit the signal design to District staff for approval prior to construction. 18. Construct a driveway on Eagle Road aligned with Florence Street as a full access driveway. The driveway width should be limited to 40-feet. The minimum storage length should be 100- feet. Install a 36" by 36" high intensity STOP sign at the driveway's intersection with Eagle Road. This driveway may be restricted to right-in/right-out movement in the future. Construct a deceleration lane for the driveway. 19. Construct Pine Avenue as a 28-foot street section from the project's eastern property line to a point approximately 400-feet east of Eagle Road. Widen the approach to Eagle Road to provide two westbound left turn lanes, one westbound through lane and one westbound right- turn lane. Coordinate the roadway design with District staff. 20. Prior to the commencement of construction of the area south of Presidential Drive, construct a traffic signal at the Eagle/Pine intersection. Provide and install Opticom device (an optical communication device for emergency vehicle pre-emption of the signal operation) as part of the signal installation. The District will provide the materials for the signal (with the exception MCU 1798.COM Page 14 of the Opticom device) as its share of the entire Pine Avenue construction from Eagle Road to the east boundary of the development. Submit the signal design to District staff for approval prior to construction. Should the ACHD roadway project to extend Pine Avenue from Eagle Road to Cloverdale Road precede the development expansion south of Presidential Drive, all features related to Pine Avenue are to be constructed by the applicant prior to the building permit issuance for the development south of Presidential Drive or the cost therefor paid to the District. Specifically, this includes the extra left-turn lanes onto and off of Eagle Road and into the full access driveway from Pine Avenue into the development. 21. Reconstruct the western median in Presidential Drive to provide a left turn lane at the entrance to the project site (at the store fronts). Provide a minimum of 100-feet of storage area for the new turn lane. Coordinate the roadway design with District staff. 22. Construct a full access driveway on Presidential Drive as proposed 340-feet east of Eagle Road. The driveway width should be limited to 30-feet. The minimum storage length should be 50-feet. Install a 36" by 36" high intensity STOP sign at the driveway's intersection with Presidential Drive. 23. Construct afull-access driveway connection to Presidential Drive at the midpoint between Eagle Road and the project roadway in front of the stores. The minimum storage length should be 50-feet. Install a 36" by 36" high intensity STOP sign at the driveway's intersection with Presidential Drive. 24. Construct a full access driveway on Presidential Drive as proposed 620-feet east of Eagle Road. The driveway width should be limited to 30-feet. Install a 36" by 36" high intensity STOP sign at the driveway's intersection with Presidential Drive. 25. Reconstruct the westbound approach at the Eagle Road/Presidential Drive intersection to provide two westbound travel lanes. Coordinate the roadway design with District staff. 26. Construct deceleration tapers at each of the driveways on Eagle Road. Coordinate the design with ITD staff. 27. Other than the access point(s) specifically approved with this application, direct lot or parcel access to Pine Avenue or Fairview Avenue is prohibited. 28. Construct a full access driveway on Records Drive as proposed 175-feet south of Fairview Avenue, limited to 30-feet of driveway width. The minimum storage length should be 50-feet. Install a 36" by 36" high intensity STOP sign at the driveway's intersection with Records Drive. 29. Construct a full access driveway on Records Drive as proposed 300-feet south of Fairview Avenue, limited to 30-feet of width. The minimum storage length should be 50-feet. Install a 36" by 36" high intensity STOP sign at the driveway's intersection with Records Drive. 30. Construct a full access driveway on Records Drive as proposed 500-feet south of Fairview Avenue, limited to 30-feet of driveway width. Install a 36" by 36" high intensity STOP sign at the driveway's intersection with Records Drive. 31. Construct a full access driveway on Records Drive as proposed 800-feet south of Fairview Avenue, limited to 30-feet of driveway width. Install a 36" by 36" high intensity STOP sign at the driveway's intersection with Records Drive. MCU 1798.COM Page 15 32. Construct aright-in/right-out driveway on Pine Avenue 175-feet east of Eagle Road, limited to a driveway width of 30-feet. The minimum storage length shall be 100-feet. Install a 36" by 36" high intensity STOP sign at the driveway's intersection with Pine Avenue. A median island shall be installed in Pine Avenue from the stop bar at Eagle Road to a point 50-feet east of the driveway. 33. Construct a full access driveway on Pine Avenue as proposed 340-feet east of Eagle Road, limited to 30-feet of driveway width. The minimum storage length should be 100-feet. Install a 36" by 36" high intensity STOP sign at the driveway's intersection with Pine Avenue. 34. Construct a full access driveway on Pine Avenue as proposed 620-feet east of Eagle Road, limited to a driveway width of 30-feet. Install a 36" by 36" high intensity STOP sign at the driveway's intersection with Pine Avenue. 35. Construct and install traffic calming facilities on Presidential Drive beginning at the eastern property line of the development and extending through the intersection with Fillmore Way. Coordinate the design and placement of the calming facilities with District staff and the Crossroads Subdivision Owners Association. 36. Modify the site plan to create a vehicular way behind the pads fronting on Fairview Avenue and Eagle Road (approximately 100-feet into the site) to connect Records Drive and Pine Avenue. Install curb returns at the intersections of this vehicular way with Records Drive and Presidential Drive. Install STOP signs on the access aisles intersecting with this vehicular way and install STOP signs on the vehicular way at its intersections with Records Drive, the five major driveways into the site, Presidential Drive and Pine Avenue. Coordinate the location of the vehicular way with District staff. Standard Requirements: A request for modification, variance or waiver of any requirement or policy outlined herein shall be made in writing to the ACHD Planning and Development Supervisor. The rear est shall specifically identi each requirement to be reconsidered and include a written explanation of why such a requirement would result in a substantial hardship or inequity The written req ~P shall be submitted to th Di trict no lat .r than 9.00 a m on the day scheduled for ACHD Commission action Those items shall be rescheduled for discussion with the Commission on the next available meeting agenda. Requests submitted to the District after 9:00 a.m. on the day scheduled for Commission action do not provide sufficient time for District staff to remove the item from the consent agenda and report to the Commission regarding the requested modification, variance or waiver. Those items will be acted on by the Commission unless removed from the agenda by the Commission. 2. After ACHD Commission action, any request for reconsideration of the Commission's action shall be made in writing to the Planning and Development Supervisor within two weeks of the action and shall include a minimum fee of $110.00. The request for reconsideration shall specifically identi each requirement to be reconsidered and include written documentation of data that was not available to the Commi ion at the time of its original decision The request for reconsideration will be heard by the District Commission at the next regular meeting of the Commission. If the Commission agrees to reconsider the action, the applicant will be notified of the date and time of the Commission meeting at which the reconsideration will be heard. MCU 1798. COM Page 16 3. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #188, also known as Ada County Highway District Road Impact Fee Ordinance. 4. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. 5. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 6. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 7. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 8. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless awaiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. Conclusion of Law: ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular and pedestrian transportation system within the vicinity impacted by the proposed development. Should you have any questions or comments, please contact the Planning and Development Division at 387-6170. MCU1798.COM Page 17 September 23, 1998 Dakota Company Inc. 380 E Parkcenter Blvd, Suite 100 Boise, Idaho 83706 To: Tom Bauwens From: Daly-Standlee & Associates, Inc. K rrie G. Standlee, P.E. Principal Re: Noise Study for Proposed Family Center At Meridian 1.0 INTRODUCTION ENGINEERS _.____~ ---~~. Daly •Standlee & Associates, Inc. 4900 S.W. Griffith Drive Suite 216 Beaverton. Oregon 97005 (503) 646-4420 ~~~ ~~ Fax (503) 646-3385 RECENED S E P 2 4 1998 CITY OF MERIDIAN File: 166981 Daly-Standlee & Associates, Inc. was asked to conduct a study and determine the noise mitigation measures which should be included in the proposed Family Center at Meridian shopping center design to adequately protect the Crossroads residential neighborhood from noise that would be generated by delivery vehicles and traffic in the parking lots at the proposed shopping center and by any equipment expected to operate in the parking lots or at the truck docks around the stores. This report presents the results of the noise study and the conclusions based on those results. 2.0 SUMMARY OF FINDINGS Residences in the Crossroads neighborhood would be adequately protected from noise generated by shopping center traffic and delivery vehicles if the following mitigation measures are implemented: 1. The engines of all trucks should be turned off once the trucks are at a truck dock. 2. Trucks should not be allowed to park in the driveway betwcen the stores and the Crossroads development with their engines running for more than 5 minutes. 3. Trucks with a refrigeration unit mounted on the trailer should not be allowed to park between the stores and the Crossroads development for any amount of time if the refrigeration unit on the trailer is operating. 166981-1.1et 1 September 23, 1998 Proposed Family Center at Meridian 4. The refrigeration unit on refrigerated trailers parked at the truck dock of Building 1-B (a proposed grocery store) should be turned off after the trucks are parked or a 20 foot high barrier (or higher if you desire for aesthetic reasons) should be constructed along side the truck dock if trucks with refrigerated trailers will be parked at the dock with the refrigeration equipment operating. The barrier should extend 20 feet (or longer if desired for aesthetic reasons) beyond the front of the typical refrigerated trailer that will be parked at the dock. 5. The refrigeration unit on refrigerated trailers parked at the truck dock of Building 1-L (the proposed membership warehouse store) should be turned off after the trucks are parked or an 18 feet high barrier (or higher if you desire for aesthetic reasons) should be constructed along side the truck dock if trucks with refrigerated trailers will be parked at the dock with the refrigeration equipment operating. The barrier should be constructed to extend 18 feet (or longer if you desire for aesthetic reasons) beyond the front of the typical refrigerated trailer that will be parked at the dock. 6. The delivery doors of all stores should be closed after a delivery is made if fork lifts will be used inside the receiving area after the truck is unloaded. 7. All compactors located within 70 feet of a residential property line should be surrounded on all sides except the truck pick-up end by solid walls that extend at least 3 feet above the height of the compactor. The truck pick-up end of the compactor should not face toward the residential development. 8. Garbage service should be scheduled between 7 AM and 4:30 PM. 3.0 SITE DESCRIPTION The Family Center at Meridian is proposed for a site located in Meridian, Idaho in the southeast corner of the intersection of North Eagle Road and Fairview Avenue (see Figure 1). The proposed shopping center site is an "L" shaped parcel bordered on the north by Fairview Avenue and on the west by North Eagle Road. The northern portion of the site extends east across the north portion of the Crossroads housing subdivision and the western portion of the site extends down along the western portion of the Crossroads subdivision. It is proposed that the shopping center be developed in basically 3 phases beginning with the construction of stores in Phase 1 buildings located, generally speaking, in the central portion of the site. There will be other retail buildings considered as pad buildings located along the north and west edges of the site which will be divided into retail style stores and food service businesses. The topography of the site is basically flat with a slight slope downward from the eastern portion of the site toward the northwest corner of the site. 166981-1.1et 2 September 23, 1998 Proposed Family Center at Meridian Residential structures are located in the Crossroads Subdivision immediately adjacent to the east and south boundaries of the site. The topography of the residential properties is basically the same as that on the proposed site. A 20 foot wide strip of land will be vegetated with trees and bushes between the drive behind the stores and the residential development. 4.0 FACILITY AND OPERATIONAL INFORMATION The tenants of all the larger size buildings at the Family Center at Meridian except Building 1-B, Building 1-L and Building 3A are expected to be large drygood retailers. Building 1-B is expected to be a grocery store, Building 1-L is expected to be a membership warehouse type store and Building 3-A is expected to be a Movie Theater. The pads located in the shopping center along Fairview Avenue and Eagle Road will be rented to smaller retail style businesses or food service businesses. The stores in the shopping center will typically operate between the hours 8 AM and 10 PM, 7 days per week. During the winter holiday season (2 weeks before and 1 week after Christmas) , the hours of operation for some of the stores may extend from 10 PM to 12 midnight. Theater hours are expected to extend up to midnight on a regular basis. Parking lot sweeping at the shopping center will occur only between the hours of 7 AM and 3 PM. Snow removal in the lots will occur as dictated by the weather. Truck dock receiving hours will generally be from 9 AM to 2 PM for non grocery stores and 5 AM to 2 PM for stores receiving grocery items. The sources expected to radiate noise from the retail center are: 1. automobiles in the parking lot, 2. garbage trucks, 3. delivery trucks, 4. truck mounted refrigeration equipment, 4. fork lifts used to unload materials from delivery trucks, 7. lawn maintenance equipment, and 8. routine parking lot maintenance equipment (such as sweepers, leaf blowers and snow removal equipment) . Traffic in the parking lots of the shopping center will radiate noise to the residential neighborhood as they enter the parking lots and as the travel around the parking lots. Access to the Family Center at Meridian will be at one location off North Eagle Road, two locations off Pine Street, two locations off Presidential Drive, four locations off Fairview Avenue and in four locations off Records Drive. There will be very little traffic associated with the center on the site after retail business hours except in the vicinity of the theater. Delivery trucks are expected to enter the shopping center site in the vicinity of the store being served and travel to the rear drive located behind the stores. It is expected that trucks 166981-1.1et 3 September 23, 1998 Proposed Family t.,~ter at M~ idian serving stores in Buildings 2-A through 2-D will enter the shopping center from Pine Street and exit on to Presidential Drive to leave the site. It is expected that trucks serving stores in Buildings 1-A through 1-D will enter the parking lot off Presidential Drive and after making their delivery, they will exit the site through the drive between Building 1-D and 1-E. It is expected that delivery trucks serving Buildings 1-E to 1-H will enter the shopping center parking lot through the entrance off North Eagle Road and drive between Building 1-D and 1-E then to the dock area. Once the delivery is made at those stores, a truck serving 1-E and 1-G can proceed either back out the way they entered or they can travel out to the entrance on Fairview Avenue located between Building 1-K and 1-L. Trucks serving stores in Building 1-I to 1-L will most likely enter the shopping center off Fairview Avenue or Records Drive and proceed to their destination behind the stores. Once the delivery is made to those stores, the trucks will very likely exit the shopping center back the way in which they entered. 5.0 NOISE CRITERIA The City of Meridian does not have a noise ordinance at this time and the State of Idaho does not have a noise regulation. Therefore the City and the State governments do not provide a specific criteria which could be used to evaluate the noise that will be associated with the proposed development. In the State of Oregon, noise generated by a new shopping center would be regulated by The Oregon Department of Environmental Quality (DEQ) noise regulations (OAR Chapter 340- 35-035) . Given the fact that neither the City of Meridian nor the State of Idaho have noise regulations that regulate the noise associated with the shopping center, we believe the Crossroads neighborhood would be well served if the noise associated with the proposed shopping center meets the requirements in State of Oregon noise regulations. The Oregon DEQ noise regulations control the amount of noise that can radiate from "new noise sources located on previously used sites" and "new noise sources located on previously unused sites" . Anew industrial or commercial noise source located on a "previously unused site" is defined in the regulation as a noise source that is located on a site that has not been used for industrial or commercial purposes in the past 20 years. Anew industrial or commercial noise source located on a "previously used site" is defined as a noise source located on a site that has been used as an industrial or commercial site in the past 20 years. The Family Center at Meridian will be located on property that has never been used for a commercial operation and if it were in the State of Oregon, it would be classified under the noise regulation as a "commercial noise sotuce located on a previously unused site". Therefore, in our analysis, we have used the Oregon DEQ noise regulation which applies to previously unused commercial sites. The DEQ noise regulations for a new noise source located on a previously unused commercial site states the noise radiating from the site can not increase the existing ambient 166981-1.1et 4 September 23, 1998 F'ropose~ Family tenter at M~ idian hourly statistical Lio and Leo noise levels by more than 10 dBA at any appropriate noise sensitive receiver (commonly known as the ambient degradation rule in the regulation) , nor exceed the maximum allowable hourly statistical 1-ov Llo and Leo sound levels at any appropriate noise sensitive receiver location. The hourly Lol, Lio and Leo sound levels are defined as those sound levels at the receiver that are equaled or exceeded 1%, 10% and 50% of an hour. The appropriate noise sensitive receiver location is defined in the regulation as any point 25 feet from a residence, motel, church, school or hospital or the property line of the noise sensitive property which ever is farther from the noise source. The maximum allowable hourly statistical noise levels are shown in Table 1. TABLE 1 Oregon's Maximum Allowable Noise Levels for New and Existing Industrial and Commercial Noise Sources Allowable Statistical Noise Levels in Any One Hour (25 feet from any residence) Daytime Limit (7 AM - 10 PM) Nighttime Limit (10 PM - 7 AM) Leo 55 dBA 50 dBA L,o 60 dBA 55 dBA Loi 75 dBA 60 dBA The Oregon DEQ (OAR 340-35-035 Section (5) (i)) exempts sounds created by lawn care maintenance and snow removal equipment from all noise regulation requirements including the ambient degradation rule. However, the regulation requires that noise generated by traffic associated with the development be included in the analysis. 6.0 EXISTING AMBIENT NOISE LEVELS AT THE RESIDENCES BORDERING THE SHOPPING CENTER To determine if the Oregon DEQ 10 dBA ambient degradation rule or the maximum allowable rule would apply to the noise radiating from the Family Center at Meridian, the ambient noise level in the vicinity of the site must be determined for the time period when noise will be generated by the retail center. The noise levels generally found in the rear yards of the residences bordering the shopping center would be measured if there were numerous sources of noise influencing the environment at the residences. However, because traffic on Fairview Avenue and North Eagle Road is the major source of noise influencing the environment at the residences, we can very adequately predict the ambient noise at the residences using a highway noise prediction program based on the Federal Highway noise prediction model. The FHWA noise model has been in use for several decades and it has been found to predict traffic noise quite 166981-1.1et 5 September 23, 1998 Proposed Family Center at Meridian accurately. Therefore, the FHWA noise model, along with traffic data obtained from the Ada County Highway District was used to predict the hourly statistical noise levels currently found at the residences along the boundary of the proposed development. Highway noise levels were predicted at three locations along the perimeter of the Crossroads neighborhood in the vicinity of where much of the delivery activity will occur at the shopping center. The three locations are shown in Figure 2. Predictions were made to determine the existing noise at the locations without the shopping center buildings in place. The results of the predictions are shown in Table 2. TABLE 2 Ambient Hourly Llo and Leo Sound Levels Predicted At Residences Located Adjacent to the Proposed Family Center at Meridian Location Time Period Hourly Lio Hourly Lso (dBA) (dBA) Position A and at residences along the north side of Crossroads development more than 1000 feet from North Eagle Road Position B and at residences along the north side of Crossroads Neighborhood less than 1000 feet from Eagle Rd and at residences along the west side of Crossroads development less than 1000 feet from Fairview Avenue Position C and at residences along the west side of Crossroads development more than 1000 feet from Fairview Avenue Early AM Traffic Hrs (Sam -lam) Peak AM Traffic Hrs (lam -gam) Midday Traffic Hrs (gam - 3pm) Peak PM Traffic Hrs (3pm - 7pm) Evening Traffic Hrs (7pm - 12am) Latenight Traffic Hrs (12am -Sam) Early AM Traffic Hrs (yam -lam) Peak AM Traffic Hrs (lam -gam) Midday Traffic Hrs (gam - 3pm) Peak PM Traffic Hrs (3pm - 7pm) Evening Traffic Hrs (7pm - 12am) Latenight Traffic Hrs (12am -Sam) Early AM Traffic Hrs (Sam -lam) Peak AM Traffic Hrs (lam -gam) Midday Traffic Hrs (gam - 3pm) Peak PM Traffic Hrs (3pm - 7pm) Evening Traffic Hrs (7pm - 12am) Latenight Traffic Hrs (12am -Sam) 56 59 57 60 56 44 61 62 61 62 60 47 60 61 59 61 47 58 52 57 55 58 52 40 57 60 59 60 57 42 56 59 57 59 42 55 The data in Table 2 indicates the acoustic environment in the vicinity of the residences that border the shopping center during daytime hours (7 AM to 10 PM) is not like that found in a 166981-1.1et 6 September 23, 1998 Proposed Family tester at Meridian quiet rural setting. Because of the relatively high constant volume of traffic during the daytime, the quietest daytime hour L,o and L~ sound levels are currently 57 dBA and 55 dBA, respectively. The quietest nighttime hour Llo and L~ sound levels (those measured between 10 PM and 7 AM) are less than those found during the day, but the hourly L~ noise level does not drop below a level of 50 dBA (the DEQ nighttime L~ criteria) before midnight and it rises back above 50 dBA by 5 AM. The lowest traffic hour noise levels are predicted to be 47 and 42 dBA respectively and they occur between 2 AM and 3 AM. The predicted ambient sound level results indicate the DEQ maximum allowable hourly statistical noise level rule would best apply to the residential environment found at the Crossroads neighborhood residences located adjacent to the proposed shopping center. Therefore, in this study, the Oregon DEQ maximum allowable hourly statistical noise levels criteria was used for developing noise mitigation measures. 7.0 NOISE PREDICTED TO RADIATE FROM PROPOSED SHOPPING CENTER 7.1 Analysis Procedure The noise levels that will radiate from traffic and parking lot sources at the Family Center at Meridian were predicted at the nearest noise sensitive properties using a computer program that allows the prediction of the noise that will radiate from any number of noise sottx~ces. The program includes the effects of atmospheric absorption and distance and it can include the effect of factors such as berms, barriers, and vegetation. Hourly Llo and L~ statistical noise levels that will radiate from the shopping center were predicted at 3 locations chosen to represent the noise sensitive receivers with the greatest chance of being adversely impacted by the proposed shopping center. The prediction locations are in the rear yards of the residences, 10 feet away from the property line located between the property and the shopping center. The positions are labeled A, B and C in Figure 2. The locations are as follows: Prediction Location A Located 10 feet south of the shopping center south property line in the vicinity of the gap between Building 1-K and 1-L. Prediction Location B Located 10 feet south of the shopping center south property line and 10 feet east of the shopping center west property line in the corner of the shopping center where the orientation of the store buildings change from facing Fairview Avenue to facing Eagle Road (in the NW corner of the residential development) . Prediction Location C Located 10 feet west of the shopping center west property line in the vicinity of Building 1-A and 1-B. 166981-1.1et 7 September 23, 1998 Proposed Family Center at Meridian In addition to the noise levels predicted at these three positions, noise levels were checked at various positions nearest the location of specific sources such as the truck dock of Building 1-B where trucks with refrigeration equipment will at times be pazked. In evaluating the site generated noise, the loudest possible daytime and nighttime hour noise levels were predicted and compared with the daytime and nighttime hour criteria. The loudest possible daytime and nighttime hour noise levels means the loudest noise hour that could ever occur. However, the loudest possible hour it does not represent the typical loudest hour that will occur because some of the conditions assumed in predicting the loudest possible hour noise levels will not occur at the same time. Therefore, the analysis becomes very conservative and most likely over predicts the noise levels that will typically radiate from the shopping center. The hourly Llo and L~ noise level criteria are the most stringent criteria for the proposed office complex; hence, only the hourly Lla and L~ noise levels are discussed. Reference noise levels for automobiles, garbage trucks, delivery trucks, leaf blowers, and parking lot sweepers were obtained from published reference data and noise data measured by DSA. The reference noise data used in the analysis are presented in Table 3. TABLE 3 Reference Sound Levels Used in Predicting the Noise Radiating from Family Center At Meridian ~~ Distance (ft) L~ Noise Level (dBA) automobile -driving by at a slow speed 50 49 automobile -idling 50 45 garbage truck -idling 50 61 garbage truck -picking up dumpster 50 80 compactor 5 80 fork lift -operating 10 70 delivery truck (heavy semi-trucks) -idling 50 ~ delivery truck (heavy semi-trucks) driving by at slow speed 50 70 refrigeration unit on a grocery type delivery truck 15 87 leaf blower 10 83 parking lot sweeper 50 80 Since most of the stores will operate between 8 AM and 10 PM and those hours are considered to be within the daytime hours of the Oregon DEQ noise regulation, noise levels were predicted for loudest hour statistical noise levels during a typical operating day. In 166981-1.1et 8 September 23, 1998 Proposed Family C~t~ at Meridian predicting the loudest daytime hour (7 AM - 10 PM) Llo and L~ noise levels, the following assumptions were made: • 20 cars are idling simultaneously in the main parking lot in front of the building nearest the prediction location during the entire loudest hour and 10 cars are driving slowly in the main pazking lot simultaneously and constantly during the loudest hour. • 4 cars are idling simultaneously during the entire loudest hour in the side pazking lot on the side of the buildings nearest the prediction position and 2 cars are driving constantly at a slow speed in that pazking area during the loudest hour. • A delivery truck with a refrigerated trailer will be sitting at the truck dock nearest location A and Location C and the refrigeration equipment will be operating for more than 30 minutes of the loudest hour. • A leaf blower or a pazking lot sweeper is operating constantly in the main pazking lot during the loudest hour. This condition will most likely never occur when the other conditions are true but to be conservative, it is assumed the pazking lot maintenance equipment operates simultaneously with the other worst case sources. • A gazbage truck is idling at the loading dock nearest each receiver during 15 minutes of the loudest hour. This also will most likely be the case because garbage will likely occur when customers are at a low but to be conservative, it is assumed the garbage trucks are present when all other sources are present. • A fork lift is operating in the vicinity of the nearest loading dock for each receiver for less than 30 minutes during the loudest hour. • A compactor is operating at the nearest loading dock area to each receiver for less than 30 minutes during the loudest hour. In predicting the loudest nighttime hour noise level during periods of extended operating hours (around certain holiday seasons) (10 PM - 12 midnight), the following assumptions were made: • 10 cars are idling simultaneously in the main pazking lot nearest each receiver for during the entire hour of the loudest hour and 5 cars are driving slowly in the main pazking lot simultaneously for the entire hour. • 15 cars are idling simultaneously for less than 30 minutes in the parking lot next to the theater. 166981-1.1et 9 September 23, 1998 Proposed Family Cater at Meridian Iin predicting the loudest early morning hour noise level (between Sam and lam when grocery deliveries may be made to grocery stores) the following assumption was made: • A delivery truck with a refrigerated trailer will be sitting at the truck dock nearest location A and Location C and the refrigeration equipment will be operating for more than 30 minutes of the loudest hour. 7.2 Analysis Results The loudest hour statistical sound levels were predicted at the three residential sites, assuming no mitigation measures are used. The results are shown in Table 4. Note should be made that the noise levels presented in Table 4 represent the loudest hour noise levels that would occur given the assumptions. It should be kept in mind that the assumed conditions in the worst case hour will most likely never occur as assumed. TABLE 4 Loudest Hour` Llo and L~ Noise Levels From the Family Center at Meridian During Different Hours with No Mitigation Measures Included Predicted Loudest Predicted Loudest Predicted Loudest Early Morning Hour Daytime Hour Extended Hour Noise Prediction Location2 (5 AM - 7 AM) (7 AM - 10 PM) (10 PM - 12 midnight) Noise Levels Noise Levels Noise Levels lno 1-so Lio 1-so ~o (dBA) (dBA) (dBA) (dBA) (dBA) (dBA) Location A 55 55 57 55 39 21 Location B 59 59 59 59 24 23 Location C 74 74 74 74 24 23 Noise CrIterla Limit 55 50 60 55 55 50 Note 1: The loudest hour means the loudest noise hour that could ever occur but it does not repres~t the typical loudest hour. In reality, the conditions assumed to be present during the loudest hour will most likely never occur. Note 2: See Figure 2 for prediction locations. 7.3 Discussion of Analysis Results The results presented in Table 4 show that, if operating conditions at the shopping center are as assumed and noise mitigation measures are not included in operations at the shopping center, the total noise radiating from parking lot equipment and vehicles at the shopping center could exceed the nighttime Llo and L~ noise level criteria (the limits between 10 PM to 7 AM) at residences in the vicinity of the grocery stores during the 5 AM to 7 AM period and during the 7 AM to 10 PM period. 166981-1.1et 10 September 23, 1998 Proposed Family Center at M~ idian The data in Table 4 shows that, if operating conditions at the shopping center are as assumed, the total noise radiating from the center should not exceed either the hourly L,o criteria or the hourly L~ criteria during extended evening hours. Of course, the data implies the noise radiating from the shopping center will never exceed the acceptable levels between 12 Midnight and 5 AM at any location. The hourly Llo and L~ noise levels predicted at Prediction Location C and Location B during eazly morning and daytime delivery times is completely a result of the noise predicted to radiate from the refrigeration trucks parked at the truck docks with the refrigeration running for more than 30 minutes during an hour. Even though the results in Table 4 do not show it, the same conclusion could be drawn relative to a refrigerated truck pazked at Building 1-L and radiating to residences in the immediate vicinity of that loading dock. Therefore, for that reason, it is imperative that refrigerated truck noise be addressed at all stores where those sources will be present during any hour of the day. 7.4 Other Noise Facts One fact that is not brought out in the discussion of the analysis results is the fact that once the shopping center buildings are constructed, traffic noise reaching the Crossroads Subdivision will actually be reduced. An analysis was made to determine how much the buildings would reduce traffic noise at the three prediction locations and it was found that at Location A, the buildings would provide a small amount of reduction (approximately 1 to 3 dB) because paving the pazking lot increases the amount of sound that travels from the roads to the subdivision offsetting some of the benefit of the buildings and because there is the lazge gap between the end of Building 1-K and Building 1-L. In the case of Location B and Location C, traffic noise was found to drop by 5 to 10 dB due to the buildings. We believe this is a significant fact because much of the noise associated with the shopping center will be generated during only a short period of the day. As a result, during many hours of the day the noise levels at the residential property behind the shopping center will be less than it is today. During the eazly stages of this study, we were asked if a noise wall was required along the back of the shopping center to protect the residences. Because of the fact that the noise sources in the rear of the shopping center are generally short term in nature and because the buildings act as a barrier to most of the shopping center activity that ocxurs in the parking lots in front of the center, we do not see any need for a sound barrier along the boundary of the property if the recommended noise mitigation measures are used to control noise radiating from specific noise sources that will operate periodically behind the shopping center such as the refrigerated truck trailers and compactors. Given the fact that trucks will only pass behind the stores at a slow speed generally during daytime hours and they will be required to turn off the engines on the trucks when at the truck docks, the truck noise will not have an impact on the residences. 166981-1.1et 11 September 23, 1998 Proposed Family Cater at Meridian 8.0 MITIGATION MEASURES The results of this very conservative analysis indicate the noise radiating from equipment and vehicles at the shopping center could exoeed the recommended hourly Llo and L~ noise level criteria at residences during various times of the day and night if noise mitigation measures are not included in the development of the site. The following mitigation measures can be used to reduce the noise levels radiating from the Family Center at Meridian to acceptable levels at residential properties located along the boundary of the site: 1. The engines of all trucks should be turned off once the trucks are at a truck dock. 2. Trucks should not be allowed to park in the driveway between the stores and the Crossroads development with their engines running for .more than 5 minutes. 3. Trucks with a refrigeration unit mounted on the trailer should not be allowed to park between the stores and the Crossroads development for any amount of time if the refrigeration unit on the trailer is operating. 4. The refrigeration unit on refrigerated trailers parked at the truck dock of Building 1-B (a proposed grocery store) should be turned off after the trucks are parked or a 20 foot high barrier (or higher if you desire for aesthetic reasons) should be constructed along side the truck dock if trucks with refrigerated trailers will be parked at the dock with the refrigeration equipment operating. The barrier should extend 20 feet (or longer if desired for aesthetic reasons) beyond the front of the typical refrigerated trailer that will be parked at the dock. 5. The refrigeration unit on refrigerated trailers parked at the truck dock of Building 1-L (the proposed membership warehouse store) should be turned off after the trucks are parked or an 18 feet high barrier (or higher if you desire for aesthetic reasons) should be constructed along side the truck dock if trucks with refrigerated trailers will be parked at the dock with the refrigeration equipment operating. The barrier should be constructed to extend 18 feet (or longer if you desire for aesthetic reasons) beyond the front of the typical refrigerated trailer that will be parked at the dock. 6. The delivery doors of all stores should be closed after a delivery is made if fork lifts will be used inside the receiving area after the truck is unloaded. 166981-1.1et 12 September 23, 1998 Proposed Family Center at Meridian 7. All compactors located within 70 feet of a residential property line should be surrounded on all sides except the truck pick-up end by solid walls that extend at least 3 feet above the height of the compactor. The truck pick-up end of the compactor should not face toward the residential development. 8. Garbage service should be scheduled between 7 AM and 4:30 PM. Barriers should be solid (> 4 pounds per square foot) and airtight. Examples of barrier materials are: 1 1/2 inch thick fir, 1 1/4 inch thick plywood, 12 gage sheet metal, 4 inch thick concrete panels or concrete block. A berm alone or in conjunction with a wall can be used. 9.0 CONCLUSION Based on the results of our noise study, we conclude the noise radiating from traffic in the parking lots of the proposed Family Center at Meridian shopping center and from the delivery and facility maintenance related equipment will be acceptable at residences along the boundary of the shopping center if the recommended mitigation measures are implemented. 166981-1.1et 13 ;, . - ~ .. u .. _ .. . ~ ~ ~ .;, - ~ o .. ... USTICK. RD. . ' ~ Q .. ~ o .~ ~ SIT~E . .. . ~ ~ ~~ ~ :. ~ . E nvE.~ ~ ~ : • • '~ FaRVI w ~ ~ ~ J ~ J ~ . ~ ~ P{NE . . • .~ PIN . . ' : • FRANICI~N RD. • • • ~ • ~ 1-84 ~ .. .• bVERIAN • R0. . °~ • - VICTORY _ D.. ~ ,. _ . _ . Prepared for: Title: Dakota Compatry, Inc. Vicinity Map Prepared by: Scale: Date: File: DALY - STANDLEE & ASSOCIATES, INC. NTS 9/22/98 166981 BEAVERTON, OREGON Figure: 1 ~. AAIIpOE tt mnumtur 1 lp ~~ I ~•0 I wrr _~ • 1~ 1 ={ vrs• ~~ i~f I ,r , Imp . ` 1'~"ftl~M,~ '.' .: f i, III..,A. :. r •sl~ •~ f M' NI 1 1 ;~ ` 1''A 1. ,N. .1 N. 1 _a~i~ '': ~~~~ ~~ ~ 'Position B SITE PLAN • ~~~ ~ 1N'111~111r~ - ---_- ~ I Position C ` WRNIMIH~HHINNN~d ~-•' y11~! M~~~ I.M Yw ' 1 ~ ~ ~ ~ ~ ._ NIHNIINNNII ?I ,•~• NNMN!lHNNINN~NI~ _ ,~ HNNYIMINN~INNINI .~. _ _ _ _ '. • - MI~Nw T It111tIiN1liflIN I ("~'1 • ~ ~ LMQR ~a IIIIIUIRtlIIUN wilt ~~ ____ ~g Position ~A a~S'°tl E~- Prepared for: Dakota Company, Inc. Title: Site Plan Prepared by: Scale: Date: File: DALY - STANDLEE & ASSOCIATES, INC. (as shown) 9/24/98 166981 BEAVERTON,OREGON Figure: 2 cc~n~ SUSAN S. EASTLAKE, President GARY E. RICHARDSON, Vice President SHERRY R. HUGER, Secretary GEC SEp 3 ~ ~ >- CITY OF ~~~~ PI~~ September 25, 1998 TO: Tom Bauwens The Dakota Company Inc. 380 East Parkcenter, Suite 100 Boise, ID 83706 FROM: Steve Arnold, Senior Analyst Planning & Development Division SUBJECT: MCU-17-98 SEC Fairview Avenue & Eagle Road an Family Center Your application for the above referenced project was acted on by the Commissioners of the Ada County Highway District on September 23, 1998. The attached staff report lists conditions of approval and street improvements which are required. If you have any questions, please feel free to call me at 387-6170. SA cc: Plan&Dev Svcs-chron/file John Edney Chuck Rinaldi City of Meridian Dobie Engineering ada county highway district 318 East 37th • Boise, Idaho 83714-6418 Phone (208) 387-6100 • FAX (208) 345-7650 • E-mail: tellusQachd.ada.id.us Z Facts and Findings: A. Generallnformation 1. General Data Owner - Applicant - Developers Diversified Realty Corporation Developers Diversified Realty Corporation care of the Dakota Company Inc. I-L - Existing zoning I-L - Requested zoning 74.74 - Acres 2 - Proposed building lots p - Proposed dwelling units 848,000 - Total square feet of proposed building 0 - Square feet of existing building 1,000+ - Total lineal feet of proposed public streets 145- Traffic Analysis Zone (TAZ) West Ada - Impact Fee Benefit Zone Western Cities -Impact Fee Assessment District 2. Effected Streets ~gg1e F2na~ (State High ~ a ~ Principal arterial Traffic count 27,564 on 10/97, peak hour count on 9/8/98 = 2801 vph s/o Fairview Avenue 2,600-feet of frontage 140-feet existing right-of-way (70-feet from section line) Comply with tTD requirements Eagle Road is improved with a 78 feet of pavement with five travel lanes and no curb, gutter or sidewalk. Eagle Road is State Highway 55 and is under the jurisdiction of the Idaho Transportation Department (ITD) Fairview Avenue Principal arterial Traffic count 21,900 on 10/97, peak hour count on 9/8/98 = 2026 vph e/o Eagle Road 2,600-feet of frontage 100 to 108-feet existing right-of-way (50 to 54-feet from section line) 120 to 132-feet required right-of-way (60 to 66-feet from section line) Fairview Avenue is improved with a 68 feet of pavement with five travel lanes and no curb, gutter or sidewalk. Pine Avenue Collector street with bike lane designation No traffic count available (this roadway segment is not open) 650-feet of frontage 0-feet existing right-of-way 90 to 96-feet required right-of-way (45 to 48-feet from mid-section line) The right-of-way for this segment of Pine Avenue has not been dedicated nor has it been constructed. Construction of this segment of Pine Avenue between Eagle Road and MCU 1798.COM Page 2 B. Utility street cuts in new pavement less than five years old are not allowed unless approved in writing by the District. Contact Construction Services at 387-6280 (with file numbers) for details. C. Eagle Road (State Highway 55) is under the jurisdiction of Idaho Transportation Department (ITD). Application materials should be submitted to ITD for review and requirements of that Department and the applicant should submit to the District a letter from ITD regarding said requirements prior to District approval of the final plat or issuance of a building permit (or other required permits), whichever occurs first. The applicant may contact District III Traffic Engineer Lance Johnson at 334-8340. D. Eagle Road traffic volumes have increased an average of 16% over the last seven years. Traffic has increased an average of 20% over the last four years. The APA model assumes a 4% annual growth rate until the Year 2015. While it is unlikely that the 20% growth rate will be maintained, the APA forecast is likely low, based on observed development rates and counts. E. District staff requested an extensive traffic impact study summary for this project because: 1. the proposed development exceeded the District's threshold for commercial developments, 2. concern about the impact of the development on traffic accessibility to Eagle Road and Fairview Avenue, and 3. concern about the operation of the Eagle/Fairview intersection. F. ACHD staff and Idaho Transportation Department (ITD) staff reviewed the submitted DRAFT traffic analysis prepared by Dobie Engineering Inc. Both agencies responded with lengthy review letters and requests for additional data. An addendum was submitted by the applicant's consultant. Both ITD and ACRD staffs reviewed the addendum and requested more in-depth analysis by a second set of review letters. A second addendum was submitted by the applicant's consultant. Evaluation of the traffic analysis summary and supplemental field analysis by staff provided the following information: 1. The proposed project is estimated to generate 26,950 total daily vehicle trips. The actual additional traffic volume added to the street system is approximately 20,000 daily vehicle trips because of passby trips already on the adjacent roadways. 2. The proposed project is estimated to generate 2,570 total peak hour vehicle trips., adding approximately 1,750 to 2,020 peak hour vehicle trips to the external trip network because of passby trips already on the adjacent roadways. 3. The anticipated 2,570 peak hour vehicle trips are the result a trip rate of 3.03 peak hour vehicle trips per 1,000 square feet of floor area. This number is in compliance with the data provided by the Institute of Transportation Engineers (ITE). District staff completed peak hour traffic counts at two smaller local shopping centers. The observed numbers matched the ITE data for a similar sized shopping center. Staff therefore accepts the submitted figures for peak hour trip generation. 4. The project site was originally reviewed as a retail center site in 1995 as part of the Crossroad Subdivision Traffic Analysis. The residential component of this site was approved and is currently under construction. The current forecast trip generation from the commercial component of this site is consistent with the assumptions from the original (1995) study. 5. The submitted site plan shows several driveways on Pine Avenue, Eagle Road and Fairview Avenue. 6. Pine Avenuort on of thenPine Avlenute roadway has been constru ed and ded sated Road. A p MCU1798.COM Page 4 appropriately to accommodate future dual left-turn lanes on Fairview Avenue to be constructed by the District when needed. 22. The remaining, unsignalized, full access site driveways will operate similar to right- in/right-out facilities. The through traffic volumes on both streets are so high that there will be few opportunities for left-turns at any of the non-signalized intersections. These driveways will operate at an acceptable LOS E or better for outbound left turns and inbound left turns ~ if the signalized intersections are constructed as shown above. The demand for left turns at the unsignalized intersections far exceeds the available capacity. These intersections only function acceptably because the excess traffic can be diverted to a signalized intersections at Pine Avenue and Records Drive. This condition is caused by a combination of high traffic volumes on the arterial streets and at the site driveways. 23. Due to the high traffic volumes on both Eagle Road and Fairview Avenue, the remaining, unsignalized, full access site driveways will operate at an acceptable LOS E or better for outbound right turns and inbound left turns if the signalized intersections are constructed as shown above. G. ACHD contracted with EARTH•TECH Engineering Inc. to perform a third party review of the development. This second consultant's review produced essentially the same information as the first analysis with two noted points of difference: 1. EARTH•TECH had a less optimistic view of the future traffic volumes on Eagle Road. They were less comfortable with APA's forecast of 4% annual growth and used recent traffic volumes to forecast higher future volumes on Eagle Road. The result of this assumption is that the roadway intersections will be completely overwhelmed with traffic from this project and the background traffic volumes. 2. EARTH•TECH also had a less optimistic view of the site's customers traveling to the nearest signalized intersections. They assumed that more drivers would wait for traffic at the nearer unsignalized intersections. The result of this assumption is that the unsignalized intersections will be completely overwhelmed with traffic from this site, functioning at unacceptable levels of service. H. The preceding analyses identified the following public street improvements needed to accommodate the additional traffic created by this project and the normal growth of background traffic: 1. Construct dual left-turn lanes and free right-turn lanes on all four approaches of the Eagle/Fairview intersection and modify the signal configuration to accommodate the additional lanes. 2. Construct a traffic signal at the Fairview Avenue/Records Drive intersection. Locate the signals to accommodate future dual left-turn lanes on Fairview Avenue. 3. Construct dual northbound left turn lanes on Records Drive at the Fairview Avenue intersection. 4. Construct a traffic signal at the Eagle Road/Pine Avenue intersection. 5. Construct dual southbound left turn lanes on Eagle Road at the Pine Avenue intersection. 6. Construct dual westbound left turn lanes on Pine Avenue at the Eagle Road intersection. 7. Construct Pine Avenue from Eagle Road east to the eastern property line of this project. Two lanes are needed from the western driveway to the eastern property line. Four lanes are needed from the western driveway to the western property line. 8. Construct deceleration lanes at all intersections on Eagle road abutting the site. MCU 1798.COM Page 6 improvements at the appropriate time, partially funded from impact fee revenue. The large volume that will be generated by the proposed development accelerates the need for those improvements. Staff has evaluated the relative benefits that will be realized by the general traveling public from the various recommended improvements and suggests that they be considered in two categories, system improvements and site related improvements as follows: ~ , ~~~-t~mnrovements are capital improvements other than asite-related improvement which is a public facility and is designed to provide service to the community at large. The costs of these improvements would be offset from the Road Impact Fees for the project: a. Construct dual left turn lanes on the Fairview Avenue legs of the Eagle/Fairview intersection. b. Construct curb, gutter and an eastbound lane from 500-feet west (the end of existing improvements) of the Eagle Road intersection to the Eagle Road/Fairview Avenue intersection. c. Dedicate sufficient additional right-of-way to total 66-feet from centerline of Fairview Avenue from the intersection with Eagle Road for a distance of 650- feet east of the intersection, then taper to 60-feet from centerline in 200-feet, and continue 60-feet of right-of-way to the east boundary of the development. 2. ~jt~-related imnr~vements are capital improvements or right-of-way dedication for direct access to and/or within the proposed project or development. The costs of these improvements must be borne by the developer of the project: a. Construct dual northbound left turn lanes on Eagle Road at the Fairview Avenue intersection. b. Construct a traffic signal at the Fairview/Records intersection. c. Construct dual northbound left turn lanes on Records Drive at the Fairview Avenue intersection. d. Construct a traffic signal at the Eagle Road/Pine Avenue intersection -the District should provide the materials, and the developer should install the signal. This is a partnering with g, below. Part of the expense of the road construction is the District's responsibility because it will be slightly more than the development actually requires. The provision of the signal equipment by the District will balance that expense. The signal will include provision for Opticom equipment. e. Construct dual southbound left turn lanes on Eagle Road and matching shadow striping or median at the Pine Avenue intersection. f. Construct dual westbound left turn lanes on Pine Avenue at the Eagle Road intersection. g. Construct Pine Avenue from Eagle Road east to the eastern property line of this project. The street section will consist of four lanes at Eagle Road east to the full access driveway into the retail center. From that point east to the property line, the street section will consist of 28-feet of pavement with two 3-foot wide unpaved shoulders. See d. above. h. Construct deceleration lanes at all intersections on Eagle Road. i. Construct an eastbound lane on Fairview from the Eagle Road intersection to the east property line of the development to create one half of an 89-foot street section. The District prefers to defer the construction of curbs along the frontage of this site and use roadside swales to control runoff from Fairview Avenue and Eagle Road, similar to the system constructed by ITD in connection with the Eagle Road construction from Fairview Avenue to S. H. Highway 44. MCU 1798.COM Page 8 P. As required by District policy, restrictions on the width, number and locations of driveways, may be placed on future development of this parcel. Q. District staff is extremely concerned with internal site access and the possible traffic conflicts within the site and on the adjacent residential subdivision. Staff believes that an improved internal site circulation system should be designed to minimize those impacts. The proposed system could include on-site travel routes parallel to Eagle Road and Fairview Avenue to improve access to the two signalized intersections of Pine Avenue/Eagle Road and Records Drive/Fairview Avenue, but should not be immediately in front of the stores. After discussing this issue with the applicant and his representative, the applicant proposed the following two modifications to the site plan to reduce the impacts on the residential streets and the access road directly in front of the stores: 1. Locate a second driveway on Pine Avenue, 175-feet east of Eagle Road, and lengthen the on-site stacking served by this driveway to a minimum of 50-feet to open up the parking area at the southwest corner of the site. This would allow the vehicles parked in this area additional access to Pine Avenue without using the drive aisle immediately in front of the stores. 2. Design additional access aisles in the northwest corner of the site to provide better access to the western driveway on Fairview Avenue. This will provide additional access to much of the parking area in this part of the site to minimize the traffic attempting to drive to the signalized intersections of Records Avenue/Fairview Avenue and Pine Avenue/Eagle Road. Staff is of the opinion that additional site plan corrections are necessary to provide adequate on-site circulation. The Institute of Transportation publication "Guidelines for Planning and Designing Access Systems for Shopping Centers" states that a shopping center of this magnitude should be constructed with a "ring road" or frontage road near the circumference of the site to expedite the movement of on-site traffic. That consideration is especially important in this situation because of the great distances from some parts of the center to the two signalized intersections with the arterial system. Additional access aisles parallel to Fairview Avenue and Eagle Road would partially satisfy the need for a frontage or ring road. During the Commission meeting, the Commission discussed the merits of expanding the access aisle configuration to function as a continuous vehicular way from Records Drive to Pine Avenue. This way would be interrupted by crossings of the driveways into the site and Presidential Drive, but would greatly increase ease of access to the two signalized intersections serving the site (Records and Pine). The Commission agreed with staff that such opening of the access aisle was necessary and would be included as a Site Specific Requirement. R. The District completed an access control plan for the entire Eagle Road corridor in 1997. An important recommendation of that study was the proposal for a grade separated interchange at the Eagle/Fairview intersection. Although construction of the interchange is anticipated beyond the 20-year planning period, the Long Range Transportation Plan establishes the policy that the District should preserve the right-of-way now to ensure that the needed land will be available when construction begins. Therefore, the applicant should be required to dedicate or otherwise agree to not encumber sufficient land area to accommodate the proposed interchange design. The owner will be compensated for all additional right-of-way from available impact fee revenues in this benefit zone, if the owner submits a letter of application to the impact fee administrator prior to breaking ground, in accordance with Section 15 of ACRD Ordinance #188. If the land is dedicated, the owner may enter into a license agreement with MCU 1798.COM Page 10 started south of Presidential Drive. The northbound left-turn lanes are not directly usable by the development. However, they may reduce congestion caused by trips to/from the development by providing for conflicting movements. 3. The applicant should be required to construct deceleration tapers at each of the driveways on Eagle Road. 4. The applicant should be required to construct right-turn lanes on all legs of the Fairview Avenue/Eagle Road intersection at the time the development reaches 450,000 GSF. 5. Prohibit any driveway access to Eagle Road north of the Florence Street intersection. The driveway will conflict with the operation of the free, northbound right-turn lane. Other than Pine Avenue, Presidential Drive and the driveway opposite Florence Street, prohibit any driveway access to Eagle Road. The following requirements are provided as conditions for approval: Site Specific Requirements: 1. Comply with requirements of ITD for Eagle Road (State Highway 55) frontage. Submit to the District a letter from ITD regarding said requirements prior to District approval of the final plat or issuance of a building permit (or other required permits), whichever occurs first. Contact District III Traffic Engineer Lance Johnson at 334-8340. 2. Dedicate sufficient additional right-of-way to total 66-feet from centerline of Fairview Avenue from the intersection with Eagle Road for a distance of 650-feet east of the intersection, then taper to 60-feet from centerline in 200-feet, and continue 60-feet of right-of-way to the east boundary of the development (See 4. below). The right-of-way should be dedicated by means of recordation of a final subdivision plat or execution of a warranty deed prior to issuance of a building permit (or other required permits), whichever occurs first. The owner will be compensated for all right-of-way dedicated as an addition to existing right-of-way from available impact fee revenues in this benefit zone, if the owner submits a letter of application to the impact fee administrator prior to breaking ground, in accordance with Section 15 of ACHD Ordinance #188. 3. Dedicate sufficient right-of-way abutting Eagle Road for the future Eagle Road Interchange. Coordinate the right-of-way requirements with District staff. The right-of-way is generally described as being a minimum of 226-feet wide (113-feet east of centerline) from Fairview Avenue south for 600-feet. The right-of-way needs then taper to 146-feet wide (73-feet from centerline to a point 1,400-feet south of Fairview Avenue. The owner will be compensated for all right-of-way dedicated as an addition to existing right-of-way from available impact fee revenues in this benefit zone, if the owner submits a letter of application to the impact fee administrator prior to breaking ground, in accordance with Section 15 of ACRD Ordinance #188. It is understood that ITD will reimburse the District for the cost of this right-of-way acquisition. 5. Dedicate sufficient right-of-way abutting Fairview Avenue for the future Eagle Road interchange. Coordinate the right-of-way requirements with District staff. The right-of-way is generally described as being a minimum of 176-feet wide (84-feet south of centerline) from Eagle Road east for 500-feet, then tapering to 120-feet (60 from centerline) at 1,000 feet east of Eagle Road. The owner will be compensated for all right-of-way dedicated as an addition to MCU 1798.COM Page 12 Avenue from its easterly terminus to a point 50-feet east of the eastern edge of driveway A and construct pavement tapers with 15-foot radii. b. The second driveway on Fairview Avenue (Driveway B) is to be constructed as a full access driveway with a width limited to 40-feet. The minimum storage length shall be 100-feet. Install a 36" by 36" high intensity STOP sign at the driveway's intersection with Fairview Avenue. Construct pavement tapers with 15-foot radii. c. The third driveway on Fairview Avenue (Driveway C) is to be constructed as a full access driveway with a driveway width limited to 40-feet. The minimum storage length shall be 100-feet. Install a 36" by 36" high intensity STOP sign at the driveway's intersection with Fairview Avenue. Construct pavement tapers with 15-foot radii. d. The fourth driveway on Fairview Avenue (Driveway D) is to be constructed as a full access driveway with a driveway width limited to 40-feet. The minimum storage length shall be 100-feet for outbound traffic and 50-feet for inbound traffic. Install a 36" by 36" high intensity STOP sign at the driveway's intersection with Fairview Avenue. Construct pavement tapers with 15-foot radii. 15. Construct Records Drive as a 65-foot street section (with curb, gutter and five-foot sidewalk) from Fairview Avenue to a point 300-feet south of Fairview Avenue. Records Drive should be located approximately 2,100-feet east of Eagle Road. Widen the approach to Fairview Avenue to provide two northbound left turn lanes and one northbound through/right-turn lane. Two southbound lanes are needed from Fairview Avenue to a point 300-feet south of Fairview. Dedicate sufficient right-of-way for the noted improvements. 16. Construct Records Drive as a 41-foot street section (with curb, gutter and five-foot sidewalk) from a point 300-feet south of Fairview Avenue to the existing stub street within the Crossroads subdivision. 17. Construct a traffic signal at the Fairview/Records intersection. Provide and install an Opticom device for emergency vehicle pre-emption of the signal to the satisfaction of ACRD and the Meridian Fire Department. Other materials for the traffic signal are to be purchased from ACRD or be demonstrated to meet ACRD specifications. The signal should be designed to allow the future construction of dual left-turn lanes on Fairview Avenue. The applicant will be responsible for the entire cost of the signal installation. Submit the signal design to District staff for approval prior to construction. 18. Construct a driveway on Eagle Road aligned with Florence Street as a full access driveway. The driveway width should be limited to 40-feet. The minimum storage length should be 100- feet. Install a 36" by 36" high intensity STOP sign at the driveway's intersection with Eagle Road. This driveway may be restricted to right-in/right-out movement in the future. Construct a deceleration lane for the driveway. 19. Construct Pine Avenue as a 28-foot street section from the project's eastern property line to a point approximately 400-feet east of Eagle Road. Widen the approach to Eagle Road to provide two westbound left turn lanes, one westbound through lane and one westbound right- turn lane. Coordinate the roadway design with District staff. 20. Prior to the commencement of construction of the area south of Presidential Drive, construct a traffic signal at the Eagle/Pine intersection. Provide and install Opticom device (an optical communication device for emergency vehicle pre-emption of the signal operation) as part of the signal installation. The District will provide the materials for the signal (with the exception MCU1798.COM Page 14 32. Construct aright-in/right-out driveway on Pine Avenue 175-feet east of Eagle Road, limited to a driveway width of 30-feet. The minimum storage length shall be 100-feet. Install a 36" by 36" high intensity STOP sign at the driveway's intersection with Pine Avenue. A median island shall be installed in Pine Avenue from the stop bar at Eagle Road to a point 50-feet east of the driveway. 33. Construct a full access driveway on Pine Avenue as proposed 340-feet east of Eagle Road, limited to 30-feet of driveway width. The minimum storage length should be 100-feet. Install a 36" by 36" high intensity STOP sign at the driveway's intersection with Pine Avenue. 34. Construct a full access driveway on Pine Avenue as proposed 620-feet east of Eagle Road, limited to a driveway width of 30-feet. Install a 36" by 36" high intensity STOP sign at the driveway's intersection with Pine Avenue. 35. Construct and install traffic calming facilities on Presidential Drive beginning at the eastern property line of the development and extending through the intersection with Fillmore Way. Coordinate the design and placement of the calming facilities with District staff and the Crossroads Subdivision Owners Association. 36. Modify the site plan to create a vehicular way behind the pads fronting on Fairview Avenue and Eagle Road (approximately 100-feet into the site) to connect Records Drive and Pine Avenue. Install curb returns at the intersections of this vehicular way with Records Drive and Presidential Drive. Install STOP signs on the access aisles intersecting with this vehicular way and install STOP signs on the vehicular way at its intersections with Records Drive, the five major driveways into the site, Presidential Drive and Pine Avenue. Coordinate the location of the vehicular way with District staff. Standard Requirements: 1. A request for modification, variance or waiver of any requirement or policy outlined herein shall be made in writing to the ACRD Planning and Development Supervisor. The request shall s{~ecifically id nti each req~~irement to be reconsidered and include_a written exRanation of why such a requirement would result in a substantial hardshi on r inequity. The written reoues shall be Submitted to the District no later than 9'00 a m on the day scheduled for ACRD Commission action. Those items shall be rescheduled for discussion with the Commission on the next available meeting agenda. Requests submitted to the District after 9:00 a.m. on the day scheduled for Commission action do not provide sufficient time for District staff to remove the item from the consent agenda and report to the Commission regarding the requested modification, variance or waiver. Those items will be acted on by the Commission unless removed from the agenda by the Commission. 2. After ACHD Commission action, any request for reconsideration of the Commission's action shall be made in writing to the Planning and Development Supervisor within two weeks of the action and shall include a minimum fee of $110.00. The reguPSt for reconsideration shall ~necifically id n i each requirement to be reconsidered and include written documentation of data that was not available to the Commission at the time of its original decision. The request for reconsideration will be heard by the District Commission at the next regular meeting of the Commission. If the Commission agrees to reconsider the action, the applicant will be notified of the date and time of the Commission meeting at which the reconsideration will be heard. MCU 1798.COM Page 16 REcEr ED SEP 2 4 1998 COMPREHENSIVE PLAN' CI'j`Y ~ 1 R,jj)jAN ~~ The generalized land use map within the Comprehensive Plan identifies commercial as being located north of Fairview Avenue on Eagle Road. The request for a Regional Commercial Shopping Center is for the southeast comer of Eagle Road and Fairview Avenue. Economic Development To stimulate and support economic development, the Comprehensive Plan provides for industrial review areas, commercial activity centers, mixed-planned use review areas, and interchange development as follows:2 ... Retail, commercial, and office development are frequent partners within Commercial Activity Centers. In order to support residential and industrial development, areas should be set aside as Commercial Activity Centers and their development carefully guided. Various Commercial Activity Centers are designated on the generalized land use map s • Mixed use is a planning category which refers to the coordinated development of several major uses as part of a single project, such as specialty retail, commercial, variable residential, offices, motels, industrial, service, commercial, and semi-public uses. Certain areas have been designated for mixed-planned uses a • It is the policy of the City of Meridian to set aside areas where commercial and industrial interests and activities are to dominates • Strip industrial and commercial uses are not in compliance with the Comprehensive Plans • The City of Meridian intends [and it is the policy] to establish a Development Review process which will foster compatible land use and design within the development, and with contiguous development; and encourage innovations in building design and land development techniques, so that the growing demands of the community are met, while at the same time providing for the most efficient use of such lands.' • It is a policy of Meridian to encourage new institutional, commercial and government facilities to consider locating in downtown Meridians t Policies, as defined by the Meridian Comprehensive Plan, are "intended to make spedfic statements that guide decision-making and give dear indication of intent. ~ Z Comprehensive Plan, page 16. 3 Comprehensive Plan, page 17. 4 Comprehensive Plan, page 17. 5 Comprehensive Plan, page 18. 6 Comprehensive Plan, page 18. ~ Comprehensive Plan, page 19. 8 Comprehensive Plan, page 20. TESTIMONY/JOANN BUTLER/MERIDIAN PLANNING & ZONING COMMISSION/9-24-98 PAGE - 1 F:\APPS\WPDOCS\A_G\CAPITAL\CROSSRDS\DU RKI N\I NSERT Land Use • The Comprehensive Plan arranges major land uses to preserve the integrity and amenities of residential neighborhoods, as well as the economic vitality of industrial areas and Commercial Activity Centers e • The following land use activities are not in compliance with the b asic goals and policies of the Comprehensive Plan: a. strip commercial and strip industrial.... • Promote the design of attractive roadway entry areas into Meridian which will clearly identify the community." • Protect and maintain residential neighborhood property values, improve each neighborhoods' physical condition and enhance its quality of life for residents.12 • The Comprehensive Plan identifies three different types of Commercial Activity Centers: 1) Community Shopping Center; 2) Neighborhood Shopping Center; 3) Old Town of Meridian.73 These are the only Commercial Activity Centers identified within the Meridian Comprehensive Plan. The largest of which, a Community Shopping Center, is defined as having between 100,000 and 200,000 square feet of gross floor area, and between 8 to 30 acres of site area.14 Even if a Regional Shopping Center is allowed under the Comprehensive Plan, the location of all Commercial Activity Centers, according the to Comprehensive Plan should be guided by performance and development standards. These standards to consider, include among other aspects: Traffic Volume and Type Trip Generation Impacts on Arterial Street System Proximity to Other Commercial Development Impacts on Residential Area Accessability of Site Parking Demands Pedestrian Circulation Available Utility System Aesthetics (Design Considerations) Use Impacts on other Adjacent Uses Intemat Circulation Design Drainage15 9 Comprehensive Plan, page 21. to Comprehensive Plan, page 23. t t Comprehensive Plan, page 23. 12 Comprehensive Plan, page 23. t3 Comprehensive Plan, page 25. to Comprehensive Plan, page 26. is Comprehensive Plan, page 26. A TESTIMONY/JOANN BUTLER/MERIDIAN PLANNING & ZONING COMMISSION/9-24-98 PAGE - 2 F:\APPS\WPDOCS\A G\CAPITAL\CROSSRDS\DURKIN\INSERT Transportation • Preserve and protect future transportation corridor rights-of--ways through land use planning.'s • Require all new development to provide adequate easements for future pathways." • Require traffic studies evaluating the impact of generated traffic volumes (internal and external circulation) on adjacent streets and to preserve the integrity of residential neighborhoods as requested by the City.18 • Consider the needs of pedestrians and bicyclist in the development review process.t9 • Meridian will provide equal emphasis on pedestrians, bicyclist and equestrians as it does on vehicular traffic in all land use decisions 20 • Bike routes include Eagle Road, from Victory to Fairview?' Community Design • All commercial and industrial development should be reviewed by the City for adequate site planning's • Open space areas within all development should be encouraged zs • Major entrances to the City should be enhanced and emphasized. Unattractive land uses along these entrances should be screened from view za • The addition of landscaping within existing commercial parking lots should be encouraged Zs 2s • Require businesses and government to install and maintain landscaping. • Encourage area beautification through uniform sign design that enhances the community?' 16 Comprehensive Plan, page 54. 17 Comprehensive Plan, page 54. 18 Comprehensive Plan, page 54. 19 Comprehensive Plan, page 55. 20 Comprehensive Plan, page 56. A 21 Bicycle routes are located where there is less bicycle traffic or a lower volume of motorized traffic. Bicyclist share the traffic lane with motorists on designated bike routes. Comprehensive Plan, page 56. 22 Comprehensive Plan, page 71. 23 Comprehensive Plan, page 71. za Comprehensive Plan, page 71. 25 Comprehensive Plan, page 71. 26 Comprehensive Plan, page 72. 27 Comprehensive Plan, page 72. TESTIMONY/JOANN BUTLER/MERIDIAN PLANNING & ZONING COMMISSION/9-24-98 PAGE - 3 F:\APPS\WPDOCS\A_G\CAPITAL\CROSSRDS\DURKI N\I NSERT • Encourage the beautification of streets, parking lots, public lands and state highways.28 • Encourage the use of attractive open space, landscaping, lighting, and street furniture for the benefit of the public 29 • Entryway corridors or arterial roadways entering the community that introduce both the visitors and residents to Meridian. City-designated gateway arterials include the following streets:.. 30 c. Fairview Avenue (east entrance)... f. Eagle Road (north and south entrances) • It is the goal to promote, encourage, develop and maintain aesthetically-pleasing entrances to the City of Meridian 31 • It is the policy to use the Comprehensive Plan, subdivision regulations, and zoning to discourage strip development and encourage clustered, landscape businesses or residential development on entrance corridors s2 • Encourage landscape set backs for new development on entrance corridors. The City shall require, as a condition of development approval, landscaping along all entrance corridors ~ • It is the policy to ensure that all new development enhances rather than detracts from the visual quality of its surroundings, especially in areas of prominent visibility. Entryway corridors are a community's "front door" therefore the entire community and, most specifically its governing bodies, have the right and responsibility to guide the development and redevelopment that occurs along entryway corridors. A Planned Unit Development Ordinance (PUD) is one of the many devices used to implement a Comprehensive Plan. A developer of a PUD may be allowed variations in development requirements, if it is in the City's interest to incur such a development. PUD regulations are intended to encourage innovations and land development techniques so that the growing demands of the community may be met with greater flexibility and variety in type, design, and layout of sites and buildings and by the conservation and more efficient use of open spaces and of other natural environmental features which enhance the quality of life ~ zs Comprehensive Plan, page 72. 29 Comprehensive Plan, page 72. 3o Comprehensive Plan, page 72. 3t Comprehensive Plan, page 73. 32 Comprehensive Plan, page 73. 33 Comprehensive Plan, page 73. 3a Comprehensive Plan, page 73. 35 Comprehensive Plan, page 73. 36 Comprehensive Plan, page 76. TESTIMONY/JOANN BUTLER/MERIDIAN PLANNING & ZONING COMMISSION/9-24-98 PAGE - 4 F:\APPS\WPDOCSW_G\CAPITAL\CROSSRDS\DU RKIN\INSERT The City of Meridian states that it will help implement the Comprehensive Plan and encourage citizen participation and community development by supporting and encouraging development of Commercial Activity Centers.37 ,. 37 Comprehensive Plan, page 76. TESTIMONY/JOANN BUTLER/MERIDIAN PLANNING & ZONING COMMISSION/9-24-98 PAGE - 5 F:WPPS\W PDOCSW_G\CAPITAL\CROSSRDS\DU RKI N\INSERT ZONING ORDINANCE • The provisions of the Zoning Ordinance are the minimum requirements for the promotion of public health, safety and general public welfare ~ • The intent of the Ordinance is to implement a general guide for the use of land in Meridian. The Zoning Ordinance provides that it shall be based on the officially adopted Comprehensive Plan of Meridian. • Planned Commercial Development (PD-C): Any development in which the principal use of land is for commercial purposes ss • Planned General Development (PD-G): A development not otherwise distinguished under Planned Commercial, Industrial, Residential Developments, or in which the proposed use of interior and exterior spaces requires unusual design flexibility to achieve a completely logically and complimentary conjunction of uses and functions. This PD classification applies to essential public services, public or private recreation facilities, institutional uses, community facilities or a PD which includes a mix of residential, commercial or industrial uses.40 Planned development (PD): In the area of land which is developed as a single entity for a number of uses in combination with or exclusive of other supportive uses. A PD may be entirely residential, industrial, commercial or a mixture of compatible uses. A PD does not necessarily correspond to lot size, bulk, density, lot coverage required, open space or type of residential, commercial or industrial uses as established in any one or more created districts of this Ordinance.47 Regional Shopping Center (Commercial): The largest of shopping centers which is all-inclusive and self-sufficient with at least two (2) large department stores as the major tenants and generally serves a population of approximately 150,000 or more. It is a center having over 750,000 square feet of gross floor space and be located on a site greater than seventy-five (75) acres az Strip Commercial and Industrial: A development pattern characterized by lots in a continuous manner fronting on streets and resulting in numerous access points to the street ~ Within the corporate limits of the City of Meridian, except as may otherwise be provided in this Ordinance, all uses of land or buildings established hereafter, and all structural alterations or relocation of existing buildings occurring hereafter, shall be subject to all regulations herein which are applicable to the districts in which such buildings, uses, or land shall be located ~` 38 Zoning Ordinance, Section 2-401. 39 Zoning Ordinance, Section 2-4038, page 20. ~ Zoning Ordinance, Section 2-4036, page 20. at Zoning Ordinance, Section 2-4038, page 20. a2 Zoning Ordinance, Section 2-4036, page 20.1. a3 Zoning Ordinance, Section 2-4036, page 24. ~ Zoning Ordinance, Section 2-405.6.1. ~' TESTIMONY/JOANN BUTLER/MERIDIAN PLANNING & ZONING COMMISSION/9-24-98 PAGE - 6 F:IAPPS\W PDOCS\A_G\CAPITAL\CROSSRDS\DURKIN\I NSERT When a use is not specifically listed as a permitted use, such use shall be hereby expressly prohibited unless by application and authorization, as provided for under Conditional Use as (RSC) Regional Shopping Center Business District: The purpose of the (RSC) District is to provide for and permit the establishment of general and retail business uses that are intended to, and will serve, the entire region of the Treasure Valley; to permit business uses that would be of a larger scale than in the Community Business District; to permit the development of a regional shopping center or mall with adequate off-street parking facilities and associated site amenities to serve customers and employees; to prohibit strip commercial and encourage the clustering of regional commercial enterprises. All such districts shall be located in close proximity to major highway or principal arterial streets. All such districts shall be connected to the Municipal Water and Sewer systems of the City of Meridian `~ (LI) Light Industrial: The purpose of the (LI) Light Industrial District is to provide for light industrial development and opportunities for employment of Meridian citizens and area residents and reduce the need to commute to neighboring cities; to encourage the development of manufacturing and wholesale establishments which are clean, quiet and free of hazardous or objectionable elements, such as noise, odor, dust, smoke or glare and that are operated entirely or almost entirely within enclosed structures; to delineate areas best suited for industrial development because of location, topography, existing facilities in relationship to other land uses. This district must also be in such proximity to ensure connection to the Municipal Water and Sewer systems of the City of Meridian. Uses incompatible with light industry are not permitted, and strip development is prohibited a' Conditional Uses in the Industrial Zone include: • Planned Residential development. • Automobile repair shop. • Construction buildings (temporary). • Drive-in theaters, drive-in establishments. • Entertainment centers, outdoor. • Greenhouses, nurseries. • Planned unit development-general. • Radio & TV • Retail stores. • Sales lots (auto, wreck, and agricultural, etc.). • School-private, nursery. • Automobile wrecking yard and storage. • Bulk storage (flammable liquids or gasses). • Fuel yards. • Instruments. • Junk yards. • Water Products (except tanning). • Processing plants.4e ~ Permitted Uses in Industrial: as Zoning Ordinance, Section 2-407.D.1. a6 Zoning Ordinance, Section 2-408.8.10. a7 Zoning Ordinance, Section 2-408.6.14. a8 Zoning Ordinance, Section 2-409. TESTIMONY/JOANN BUTLER/MERIDIAN PLANNING & ZONING COMMISSION/9-24-98 PAGE - 7 F:\APPS\WPDOCSW G\CAPITAL\CROSSRDS\DURKIN\INSERT • Automobile washing facilities. • Drycleaning. • Garages, public. • Laundries, commercial. • Public parking lots. • Publishing and printing facilities (small). • Restaurants. • Research facilities. • Storage facilities, indoors. • Storage facilities, outdoors. • Service stations. • Truck stops. • Veterinary clinics and hospitals. • Wholesale facilities. • Apparel manufacturing. • Asphalt and concrete. • Bakery products. • Bottling and packaging. • Cabinets, doors, toys and other secondary wood products. • Carpet and drycleaning. • Contractor's yard. • Electrical supplies and appliances. • Electronic equipment and products. • Equipment-heavy (sales and repair). • Fabricated metal products. • Feed, seed and fertilizer store. • Film laboratories. • Fuel yards. • Industrial research. • Instruments. • Lumber yards. • Machine shop. • Mobile home manufacturing. • Motor vehicle repair. • Molded plastic products. • Office machines. • Photographic equipment. • Planned unit development-industrial: • Printing and publishing. • Public utility yards. • Railroad yards and shops. • Recycling plants. • Small machinery and component parts. • Solid waste transfer stations. ~ Warehousing and wholesaling.as • Specifically prohibited from industrial zones are convenience stores, department stores, planned commercial development, regional shopping center, shopping centers, community shopping centers, and neighborhood shopping centers.50 • In addition to any other requirements contained in this Zoning Ordinance or in the Subdivision Ordinance, the City in its discretion may require, as a condition of approval, that any use, development or construction have the plans, design, plat, specifications, drawings, actual 49 Zoning Ordinance, Section 2-409. so Zoning Ordinance, Section 2-409. TESTIMONY/JOANN BUTLER/MERIDIAN PLANNING & ZONING COMMISSION/9-24-98 PAGE - 8 F:\APPS\W PDOCS\A_G\CAPITAL\CROSSRDS\DU RKIN\I NSERT construction, landscaping, etc. reviewed and approved by the City. The purpose of this review is to ensure that development and construction occurs as it is represented it will occur. Any violations of the representations or conditions of approval shall be violations of this Ordinance or this Subdivision Ordinances' Whenever a commercial off-street parking area is located in or adjacent to a Residential District, it shall be effectively screened on all sides which adjoin or face any property used for residential purposes by a wall, fence, or planting screen that is not less than four feet (4') in height plus a planting strip of four feet (4') minimum width or an alternate arrangement as approved by the Commission ... at least one tree of not less than three inches (3") diameter size class shall be provided for every one thousand five hundred (1,500) square feet of pavement area ~ Note: Subdivision Ordinance requires a minimum of 20 feet. General Standards Applicable to all Conditional Uses: The Commission and Council shall review the particular facts and circumstances of each proposed conditional use in terms of the following and shall find adequate evidence showing that such use at the proposed location: 1. Will, in fact, constitute a conditional use as determined by City policy; 2. Will be harmonious with and in accordance with the Comprehensive Plan and this Ordinance; 3. Will be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the same area; 4. Will not be hazardous or disturbing to existing or future neighboring uses; 5. Will be served adequately by essential public facilities and services such as highways, streets, police and fire protection, drainage structures, refuse disposal, water, sewer or that the person responsible for the establishment of proposed conditional use shall be able to provide adequately any such services; 6. Will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community; 7. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; 8. Will have vehicular approaches to the property which shall be sodesigned as not to create an interference with traffic on surrounding public streets; and g. Will not result in the destruction, loss or damage of a natural or scenic feature of major importance.ss Within forty-five (45) days from the hearing, the Commission shall transmit its recommendations to the Council with supportive reasons ... the Commission shall ensure that any approval or approval 51 Zoning Ordinance, Section 2-410.C. 52 Zoning Ordinance, Section 2-414.D.2.c. 53 Zoning Ordinance, Section 2-418.C. TESTIMONY/JOANN BUTLER/MERIDIAN PLANNING & ZONING COMMISSION/9-24-98 PAGE - 9 F:WPPS\WPDOCS\A_G\CAPITAL\CROSSRDS\DU RKIN\INSERT with conditions of an application shall be in accordance with the Comprehensive Plan, this Ordinance and State Law. Upon granting of a Conditional Use Permit, conditions may be attached to a Conditional Use Permit including, but not limited to, those conditions which: a. Minimize adverse impact on other development; b. Control the sequence and timing of development; c. Control the duration of development; d. Assure that the development is maintained properly; e. Designate the exact location and nature of the development; f. Require the provision for on-site public facilities or services; and g. Require more restrictive standards than those generally required, in this Ordinance. Prior to granting a Conditional Use Permit, the Council may request studies from the planning staff or public agencies concerning the social, economic, fiscal or environmental effects of the proposed conditional use. A Conditional Use Permit shall not be considered as establishing a binding precedent to grant other Conditional Use Permits. A Conditional Use Permit is not transferable ftom one (1) parcel of land to another. Conditional Use Permits for land in any other district other than Old Town may be transferred from old owners to new owners or old occupants to new occupants for the same use for which the original conditional use was granted by petitioning the City Council ~ ~' r Sa Zoning Ordinance, Section 2-418.H.2. 55 Zoning Ordinance, Section 2-418.H.3. 56 Zoning Ordinance, Section 2-418.J.2. TESTIMONY/JOANN BUTLER/MERIDIAN PLANNING & ZONING COMMISSION/9-24-98 PAGE - 10 F:\APPS\W PDOCS\A_G\CAPITAL\CROSSRDS\DURKIN\I NSERT